314 Railroad St · Rio, WI 53960

$55,000

3 bd · 1.0 ba · 924 sqft · SingleFamily · 4 Days on market

Built 1978 0.35 ac 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Handy and looking for affordable living? Want to invest in a rental or a wooded building site with municipal water and sewer? This single-wide manufactured home has a detached 2 car garage and 2 garden sheds, located on . 35 acre lot. Enjoy small town living with an easy commute.

Key facts

• 2 garden sheds
• Wooded building site
• Municipal water

Tags

• DETACHED 2 CAR GARAGE
• 2 GARDEN SHEDS
• WOODED BUILDING SITE
• MUNICIPAL WATER
• MUNICIPAL SEWER
• EASY COMMUTE

Property features AI

Finance

• Other: Zoned residential

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family property; Estimated finished above-grade area in the 751–1000 sq ft range
• Construction: Information source for year built: Assessor/Public Record
• Exterior features: Aluminum/steel exterior; Wooded lot; Storage building/outbuilding

Interior

• Kitchen: Kitchen on the main level (6 x 11)
• Bedrooms: Master bedroom (10 x 10) on the main level; Second bedroom (9 x 9) on the main level; Third bedroom (7 x 9) on the main level
• Bathrooms: One full bathroom; No master en-suite
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Crawl space foundation; Living room (16 x 13) on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 66/100 on livability (#472 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Rio Community School District (rural): math 35% / reading 35% proficiency, ranked #301 of 426 in WI (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rio Elementary (math 47% / reading 42%, grade F, #372 of 1,041 statewide, top 40%, 170 students, 37% FRL); Rio Middle/High (math 17% / reading 37%, grade F, #260 of 483 statewide, top 58%, 190 students, 36% FRL).
• Market conditions: 9 active listings in the ZIP; 219 units permitted in Columbia County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• Columbia County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 2.11% ✓
• Cap rate: 16.75%
• Cash-on-cash: 37.35%
• DSCR: 2.66
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $182,028
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 1st St	0.22mi	2/1.0 (-1)	916 (-1%)	21mo	$180,000	$197	66
310 E Rio St	0.43mi	2/1.0 (-1)	1,008 (+9%)	13mo	$100,000	$99	49

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.1%
• Equity multiple: 4.93×
• Total profit: $60,536
• Equity at exit: $49,548

10-year hold

• IRR: 46.7%
• Equity multiple: 11.02×
• Total profit: $154,367
• Equity at exit: $106,853

Cash invested: $15,400 (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 53960

• Home prices YoY: 7.3%
• Active inventory: 9
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $479

Break-even live

Break-even rent $555

Max offer price $55,000

Occupancy floor 54%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-12
   statusdays on market $55,000 Pending 4 DOM
2. 2026-06-09
   days on market $55,000 Active 3 DOM
3. 2026-06-08
   remarks 281-char remark
4. 2026-06-08
   listed $55,000 Active 2 DOM

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

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $1,521 · $127/mo
• Projected year-2 tax: $1,521 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,935
• − Mortgage interest: −$3,081
• − Property taxes: −$1,521
• − Insurance: −$275
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$1,600
• Taxable income: $5,229
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,497/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.

Schools (NCES district)

• District: Rio Community School District
• NCES district ID: 5512990
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 35% ▼ -1.00%
• Median HH income: $58,589
• Composite: 33.8/100
• National rank: #10391
• State rank: #301 of 426 in WI

Livability — Rio

• Score: 66/100
• State rank: #472
• US rank: #11935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio, WI
• Population (ZIP): 3,235

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 56,322 people
• By 2030: 55,530 · -1.4%
• By 2040: 53,204 · -5.5%
• By 2050: 50,388 · -10.5%
• By 2075: 44,799 · -20.5%
• By 2100: 38,207 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Portuguese 18% Romanian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Columbia

• 2024 margin: Toss-up / Even · D 47.0% · R 51.6% · Other 1.3%
• 2008→2024 swing: -19.9pp toward R · 2008: 15.3pp · 2024: -4.6pp
• All cycles: 2024: R+4.6 2020: R+1.5 2016: R+2.2 2012: D+13.6 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.65%
• Current HPI: 403.77
• 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

+18.5% since first listed

2 events — show timeline

• 2026-06-06 Listed $55,000 SCWMLS
• 2015-05-18 Sold (Public Records) $46,400 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,521 · +96.8% YoY. Source: county tax records.