2219 Haven Ln · Monroe, WI 53566

$70,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 45 Days on market

Built 1993 Fair condition 435 sqft lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.1/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable in Monroe. Well cared home with 3 bedrooms 2 bath home in a great location. Easy access right off Hwy 11 and 18th Ave. This home has a primary bedroom with double closets, and it's own bath. 2 more bedrooms and full bath. A nice open layout and a spacious lot. Roof is 2 years old, windows are newer in last few years. Furnace regularly serviced, and yes it has central air! Water heater approx 3 yrs old. Park approval applies, lot rent is $440 per month. Nice location within park and ample parking.

Key facts

• Built 1993
• Listed 45 days

Property features AI

Finance

• Other: Lot about 0.01 acre

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas service available
• Home design: Single-family home; Approximately 1,216 finished above-grade square feet; Estimated size range 1,001–1,250 sq ft; Zoned residential; Located in the city of Monroe
• Construction: Built/record reported by owner
• Exterior features: Vinyl exterior

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Main-level master bedroom, about 12 x 14; Main-level bedroom, about 8 x 11; Main-level bedroom, about 13 x 10
• Bathrooms: Two full bathrooms, including a full master bath
• Heating & cooling: Forced-air heating; Central air conditioning; Natural gas heating
• Interior features: Cable/satellite available

🏷️ Possibly a rental listed for sale. The $70,000 price doesn't fit this home's estimated sale value (~$227,392) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 2.7% in Monroe — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#32 in WI, #627 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Monroe School District (town): math 36% / reading 36% proficiency, ranked #215 of 342 in WI (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monroe High (math 27% / reading 32%, grade F, #228 of 483 statewide, top 52%, 729 students, 37% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 132 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 62 units permitted in Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Green County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.96% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.69%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $227,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 Edgeview Dr	0.08mi	2/1.0 (-1)	1,184 (-3%)	8mo	$95,000	$80	77
2008 Ridgeway Rd	0.21mi	2/2.0 (-1)	1,140 (-6%)	5mo	$235,000	$206	71
615 27th Ave	0.64mi	3/1.0	1,202 (-1%)	14mo	$225,000	$187	53
509 16th Ave	0.57mi	3/1.0	1,176 (-3%)	14mo	$180,000	$153	52
522 22nd Ave	0.46mi	2/1.5 (-1)	1,135 (-7%)	15mo	$185,250	$163	48
119 N 12th Ave	0.64mi	3/2.0	1,316 (+8%)	11mo	$288,500	$219	47
512 27th Ave	0.56mi	2/2.0 (-1)	1,133 (-7%)	12mo	$232,500	$205	47
610 18th Ave	0.59mi	3/2.0	1,144 (-6%)	20mo	$195,500	$171	46
708 19th Ave	0.65mi	3/1.0	1,352 (+11%)	2mo	$215,000	$159	46
2201 6th St	0.51mi	3/1.0	1,111 (-9%)	17mo	$148,000	$133	43
602 28th Ave	0.68mi	2/2.0 (-1)	1,119 (-8%)	13mo	$222,000	$198	39
627 28th Ave	0.70mi	2/2.0 (-1)	1,320 (+9%)	11mo	$261,000	$198	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 2.37×
• Total profit: $26,843
• Equity at exit: $10,437

10-year hold

• IRR: 39.6%
• Equity multiple: 4.70×
• Total profit: $72,602
• Equity at exit: $6,052

Cash invested: $19,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Wisconsin: 73 Landlord-Friendly · R+2
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; Madison / Milwaukee have some local enforcement.

Methodology + full state rankings →

ZIP-level market 53566

• Home prices YoY: -32.3%
• Active inventory: 132
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $599

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 51%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2023 6th St Monroe, WI	2.0	1.0	1050	$1,300	$1.24	21d	1	0.52mi
615 16th Ave Unit 615 Monroe, WI	2.0	1.0	1250	$1,400	$1.12	43d	1	0.67mi
201 3rd Ave Apt 28 Monroe, WI	2.0	2.0	1008	$1,450	$1.44	21d	1	1.18mi
207 3rd Ave Monroe, WI	2.0	1.0–2.0	980	$1,400	$1.43	13d	5	1.19mi

Listing history 16 events

1. 2026-06-18
   days on market $70,000 Active 45 DOM
2. 2026-06-17
   days on market $70,000 Active 44 DOM
3. 2026-06-16
   days on market $70,000 Active 43 DOM
4. 2026-06-15
   days on market $70,000 Active 42 DOM
5. 2026-06-15
   days on market $70,000 Active 41 DOM
6. 2026-06-13
   days on market $70,000 Active 40 DOM
7. 2026-06-12
   days on market $70,000 Active 39 DOM
8. 2026-06-09
   days on market $70,000 Active 36 DOM
9. 2026-06-08
   days on market $70,000 Active 35 DOM
10. 2026-06-08
    pricedays on market $70,000 Active 34 DOM
11. 2026-06-05
    days on market $75,000 Active 32 DOM
12. 2026-06-04
    price $75,000 Active 30 DOM
13. 2026-06-03
    days on market $79,000 Active 30 DOM
14. 2026-06-01
    days on market $79,000 Active 28 DOM
15. 2026-05-31
    days on market $79,000 Active 27 DOM
16. 2026-05-04
    listed $79,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,450
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$2,036
• Taxable income: $6,461
• Est. tax owed @ 24.0%: −$1,551
• After-tax cash flow: $5,640/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 55/100 Moderate rehab

The home is in fair condition with moderate rehabilitation needed. The kitchen and bathroom cabinets are in poor condition and need to be replaced. The home has a good location and is well-maintained, but the dated cabinets and appliances need updating to increase its value.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom cabinets — dated and worn
• Minor kitchen appliances — functional but outdated

Value-add opportunities

• Resale new kitchen cabinets — modernizes the kitchen and adds value
• Resale new bathroom cabinets — modernizes the bathroom and adds value
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom cabinets · dated and worn	Major	$15,000–50,000
kitchen appliances · functional but outdated	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the kitchen and adds value ↑
• Resale new bathroom cabinets — modernizes the bathroom and adds value ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monroe School District
• NCES district ID: 5509840
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $47,721
• Composite: 30.97/100
• National rank: #6102
• State rank: #215 of 342 in WI

Livability — Monroe

• Score: 84/100
• State rank: #32
• US rank: #627

Category grades

Amenities A- Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroe, WI
• City population: 14,772
• Population (ZIP): 14,772

Population outlook (Green County) Hauer SSP2

• Today (2025): 37,753 people
• By 2030: 37,767 · +0.0%
• By 2040: 37,101 · -1.7%
• By 2050: 35,339 · -6.4%
• By 2075: 30,749 · -18.6%
• By 2100: 23,786 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 12% Romanian 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Green

• 2024 margin: Toss-up / Even · D 49.5% · R 49.2% · Other 1.3%
• 2008→2024 swing: -25.5pp toward R · 2008: 25.8pp · 2024: 0.3pp
• All cycles: 2024: D+0.3 2020: D+3.2 2016: D+2.3 2012: D+17.3 2008: D+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.34%
• Current HPI: 219.1142
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

1 event — show timeline

• 2026-05-04 Listed $79,000 SCWMLS