1400 Hunters Ridge Dr #57 · Genoa City, WI 53128

$235,000

2 bd · 1.5 ba · 1,100 sqft · Condo · 6 Days on market

Built 2006 $166/mo HOA · 7% of rent

---

Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Carefree Living is what you will find with this 2 bedroom, 1.5 bath Townhome with 1 car garage. Maintenance-free exterior, unfinished basement has plumbing stubbed in, awaiting your finishing touches. Sliders from the kitchen lead out to the private concrete patio. New carpeting and flooring. Just a short distance to school and minutes away from Hwy 12 and the IL border for easy commuting.

Key facts

• Ample cabinetry
• End unit
• Convenient location

Tags

• END UNIT
• GAS RANGE
• AMPLE CABINETRY
• LOW MAINTENANCE
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Part of a 4-unit building within a 129-unit association; Zoned residential
• HOA & community: Monthly condo fee of $166; Common green space

Exterior

• Parking: Attached garage with opener
• Utilities: Municipal water; Municipal sewer; Electric service (standard)
• Home design: Condo, end unit; One finished level above grade
• Construction: Information sourced from assessor/public record
• Exterior features: Private entry; Patio; Vinyl exterior

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher; Microwave
• Bedrooms: Master bedroom (upper) about 15 x 12; Second bedroom (upper) about 12 x 11
• Bathrooms: One full bath; One half bath; Lower level stubbed for an additional bathroom; No master bedroom bath
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Cable/satellite available
• Laundry & utility: Washer and dryer included; Full basement with poured concrete and sump pump

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $3 ($30/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (5.7% below list).
• Recommended offer: $222k (5.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#265 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.
• Lake Geneva-Genoa City Uhs School District (town): math 27% / reading 35% proficiency, ranked #258 of 342 in WI (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookwood Elementary (math 44% / reading 34%, grade F, #490 of 1,041 statewide, top 53%, 221 students, 31% FRL); Brookwood Middle (math 26% / reading 31%, grade F, #282 of 383 statewide, top 76%, 248 students, 40% FRL); Badger High (math 27% / reading 36%, grade F, #199 of 483 statewide, top 42%, 1,326 students, 34% FRL).
• Market conditions: 41 active listings in the ZIP; 474 units permitted in Walworth County in 2024 (77 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; list at $235k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $221,546 (5.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-37,809
• Equity at exit: $35,039

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-32,271
• Equity at exit: $20,319

Cash invested: $65,800 (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 53128

• Home prices YoY: -6.8%
• Active inventory: 41
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$251 /mo · $3,017/yr
• Insurance: −$98
• HOA: −$166
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $3

Break-even live

Break-even rent $2,212

Max offer price $235,000

Occupancy floor 95%

Sensitivity live

Price	-10% $136	-5% $69	+0% $3	+5% $-64	+10% $-130
Rent	-10% $-172	-5% $-85	+0% $3	+5% $90	+10% $178
Rate	-1.0pp $121	-0.5pp $62	base $3	+0.5pp $-58	+1.0pp $-120

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $166 · $1,992/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-22
   listed $235,000 Active
2. 2018-12-28
   soldstatus $125,000 Sold 392-char remark

   Show marketing remark (392 chars)

   Carefree Living is what you will find with this 2 bedroom, 1.5 bath Townhome with 1 car garage. Maintenance-free exterior, unfinished basement has plumbing stubbed in, awaiting your finishing touches. Sliders from the kitchen lead out to the private concrete patio. New carpeting and flooring. Just a short distance to school and minutes away from Hwy 12 and the IL border for easy commuting.

3. 2018-12-03
   historical Contingent 392-char remark

   Show marketing remark (392 chars)

   Carefree Living is what you will find with this 2 bedroom, 1.5 bath Townhome with 1 car garage. Maintenance-free exterior, unfinished basement has plumbing stubbed in, awaiting your finishing touches. Sliders from the kitchen lead out to the private concrete patio. New carpeting and flooring. Just a short distance to school and minutes away from Hwy 12 and the IL border for easy commuting.

4. 2018-09-07
   listed $145,000 Active 392-char remark

   Show marketing remark (392 chars)

   Carefree Living is what you will find with this 2 bedroom, 1.5 bath Townhome with 1 car garage. Maintenance-free exterior, unfinished basement has plumbing stubbed in, awaiting your finishing touches. Sliders from the kitchen lead out to the private concrete patio. New carpeting and flooring. Just a short distance to school and minutes away from Hwy 12 and the IL border for easy commuting.

5. 2013-07-09
   listed $105,000 373-char remark

   Show marketing remark (373 chars)

   Carefree Living is what you will find with this immaculate 2 bedroom, 1.5 bath Townhome with 1 car garage. Maintenance-free exterior, unfinished basement has plumbing stubbed in, awaiting your finishing touches. Sliders from the kitchen lead out to the private cement patio. Just a short distance to school and minutes away from Hwy 12 and the IL border for easy commuting.

6. 2013-07-09
   historical 373-char remark

   Show marketing remark (373 chars)

   Carefree Living is what you will find with this immaculate 2 bedroom, 1.5 bath Townhome with 1 car garage. Maintenance-free exterior, unfinished basement has plumbing stubbed in, awaiting your finishing touches. Sliders from the kitchen lead out to the private cement patio. Just a short distance to school and minutes away from Hwy 12 and the IL border for easy commuting.

7. 2010-03-02
   soldstatus $90,000
8. 2010-02-26
   soldstatus $90,000

   Show marketing remark (373 chars)

   Carefree Living is what you will find with this immaculate 2 bedroom, 1.5 bath Townhome with 1 car garage. Maintenance-free exterior, unfinished basement has plumbing stubbed in, awaiting your finishing touches. Sliders from the kitchen lead out to the private cement patio. Just a short distance to school and minutes away from Hwy 12 and the IL border for easy commuting.

9. 2010-02-26
   soldstatus $90,000 373-char remark

   Show marketing remark (373 chars)

   Carefree Living is what you will find with this immaculate 2 bedroom, 1.5 bath Townhome with 1 car garage. Maintenance-free exterior, unfinished basement has plumbing stubbed in, awaiting your finishing touches. Sliders from the kitchen lead out to the private cement patio. Just a short distance to school and minutes away from Hwy 12 and the IL border for easy commuting.

10. 2010-01-06
    historical
11. 2009-11-10
    listed $105,000
12. 2004-06-24
    soldstatus $121,700

ⓘ 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: $3,017 · $251/mo
• Projected year-2 tax: $3,682 · $307/mo
• Expected delta: +$665/yr (+$55/mo · 22.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,586
• − Mortgage interest: −$13,164
• − Property taxes: −$3,017
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − HOA: −$1,992
• − Depreciation: −$6,836
• Taxable loss: −$3,852
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $955/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: Lake Geneva-Genoa City Uhs School District
• NCES district ID: 5507650
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $52,486
• Composite: 27.25/100
• National rank: #7013
• State rank: #258 of 342 in WI

Livability — Genoa City

• Score: 71/100
• State rank: #265
• US rank: #6832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Genoa City, WI
• Population (ZIP): 8,985

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 12% Cuban 2%
• Common ancestry: Romanian 9% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Russian/Polish/Slavic 2%

Political lean MEDSL · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.26%
• Current HPI: 307.4105
• 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

+93.1% since first listed

12 events — show timeline

• 2026-05-22 Listed $235,000 SCWMLS
• 2018-12-28 Sold (MLS) $125,000 METROMLS
• 2018-12-03 Contingent — METROMLS
• 2018-09-07 Listed $145,000 METROMLS
• 2013-07-09 Listing Removed — METROMLS
• 2013-07-09 Listed $105,000 METROMLS
• 2010-03-02 Sold (Public Records) $90,000 Public Records
• 2010-02-26 Sold (MLS) $90,000 MRED as Distributed by MLS Grid
• 2010-02-26 Sold (MLS) $90,000 METROMLS
• 2010-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2009-11-10 Listed $105,000 MRED as Distributed by MLS Grid
• 2004-06-24 Sold (Public Records) $121,700 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,017 · +29.5% YoY. Source: county tax records.