747 Parker Ave · Beloit, WI 53511

$390,000

24 bd · 16.0 ba · — sqft · MultiFamily · 30 Days on market

Built 1925 Average condition 0.25 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
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Attention investors and savvy house-hackers! Welcome to 747 Parker Ave, a fantastic 4-unit multi-family property that is ready to immediately boost your real estate portfolio. Whether you're looking for a steady cash-flowing asset or want to live in one unit while the others pay your mortgage, this property is an absolute must-see. Per owner the siding, the main portion of roof was replaced in 2024 and boiler was replaced in 2025. Property partially occupied and 24 hrs notice for showings is required.

Key facts

• Boiler replaced
• Siding replaced
• Roof replaced

Tags

• MULTI-FAMILY PROPERTY
• SIDING REPLACED
• ROOF REPLACED
• BOILER REPLACED

Property features AI

Finance

• Other: Each unit listed as approximately 800 square feet
• Financial info: Four-unit building (4 units)

Exterior

• Parking: Outside parking available; Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Separate electric meters
• Home design: Multi-family property; 2-story building (1–2 stories listed)
• Construction: Construction details from assessor/public record
• Exterior features: Vinyl exterior; Zoned residential; Approximately 0.25 acre lot

Interior

• Bedrooms: Four 1-bedroom units (each unit listed as 1 bedroom)
• Bathrooms: Four full bathrooms (one per unit); No half baths
• Heating & cooling: Radiant electric heating; Natural gas available (heat fuel)
• Interior features: Partial basement with crawl space; Separate electric meters

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $390k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $610/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $390k).
• Recommended offer: $384k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.5% in Beloit — 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 70/100 on livability (#283 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Beloit School District (urban): math 8% / reading 13% proficiency, ranked #339 of 342 in WI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Memorial High (math 8% / reading 14%, grade F, #438 of 483 statewide, top 91%, 1,417 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 203 active listings in the ZIP; 629 units permitted in Rock County in 2024 (263 in 5+ unit buildings).
• At $6,498/mo this rent would consume 116% of the median local household income ($67k/yr) (locally 1341% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Rock County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $109k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($384k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $384,150 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.79%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.03×
• Total profit: $112,742
• Equity at exit: $58,150

10-year hold

• IRR: 33.8%
• Equity multiple: 4.56×
• Total profit: $388,313
• Equity at exit: $33,720

Cash invested: $109,200 (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 53511

• Home prices YoY: -26.9%
• Rents YoY: 6.0%
• Active inventory: 203
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $6,498 medium
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$488 /mo · $5,850/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,365
• Net cashflow: $2,438

Break-even live

Break-even rent $3,412

Max offer price $390,000

Occupancy floor 57%

Sensitivity live

Price	-10% $2,708	-5% $2,573	+0% $2,438	+5% $2,303	+10% $2,169
Rent	-10% $1,925	-5% $2,182	+0% $2,438	+5% $2,695	+10% $2,952
Rate	-1.0pp $2,635	-0.5pp $2,537	base $2,438	+0.5pp $2,337	+1.0pp $2,234

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$6,496
Total (4 units)			$6,498

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $390,000 Active 30 DOM
2. 2026-06-19
   days on market $390,000 Active 28 DOM
3. 2026-06-18
   days on market $390,000 Active 27 DOM
4. 2026-06-17
   days on market $390,000 Active 26 DOM
5. 2026-06-16
   days on market $390,000 Active 25 DOM
6. 2026-06-15
   days on market $390,000 Active 24 DOM
7. 2026-06-14
   days on market $390,000 Active 22 DOM
8. 2026-06-13
   days on market $390,000 Active 21 DOM
9. 2026-06-10
   pricedays on market $390,000 Active 19 DOM
10. 2026-06-09
    days on market $400,000 Active 18 DOM
11. 2026-06-08
    days on market $400,000 Active 17 DOM
12. 2026-06-07
    days on market $400,000 Active 16 DOM
13. 2026-06-05
    days on market $400,000 Active 13 DOM
14. 2026-06-03
    days on market $400,000 Active 12 DOM
15. 2026-06-02
    days on market $400,000 Active 11 DOM
16. 2026-06-01
    days on market $400,000 Active 10 DOM
17. 2026-05-31
    days on market $400,000 Active 9 DOM
18. 2026-05-30
    days on market $400,000 Active 8 DOM
19. 2026-05-21
    listed $400,000 Active
20. 2026-05-08
    historical $1,000
21. 2026-04-29
    listed $1,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,976
• − Mortgage interest: −$21,846
• − Property taxes: −$5,850
• − Insurance: −$1,950
• − Repairs & maintenance: −$6,238
• − Management: −$6,238
• − Depreciation: −$11,345
• Taxable income: $24,508
• Est. tax owed @ 24.0%: −$5,882
• After-tax cash flow: $23,377/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

Average 55/100 Moderate rehab

This 4-unit multi-family property requires moderate renovations to update the kitchen and bathrooms, and fresh paint to improve the overall appearance. The property is partially occupied and has a good roof and siding, making it a solid investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — outdated and in need of replacement
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor HVAC system — boiler replaced in 2025

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen will appeal to both buyers and renters
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance
• Both landscaping and curb appeal — improved landscaping can enhance curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
HVAC system · boiler replaced in 2025	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen will appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance ↑
• Both landscaping and curb appeal — improved landscaping can enhance curb appeal and attract more potential buyers ↑

ⓘ 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: Beloit School District
• NCES district ID: 5501050
• Math proficiency: 8% ▼ -10.00%
• Reading proficiency: 13% ▼ -5.00%
• Median HH income: $37,328
• Composite: 8.81/100
• National rank: #9890
• State rank: #339 of 342 in WI

Livability — Beloit

• Score: 70/100
• State rank: #283
• US rank: #7336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beloit, WI
• County: Rock County · 135,428 people
• City population: 48,701
• Metro: Janesville-Beloit, WI
• Population (ZIP): 48,701
• Household income: $67,067
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1341.0

Population outlook (Rock County) Hauer SSP2

• Today (2025): 163,403 people
• By 2030: 162,815 · -0.4%
• By 2040: 158,655 · -2.9%
• By 2050: 151,235 · -7.4%
• By 2075: 131,901 · -19.3%
• By 2100: 108,665 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 19% Two or more races 14% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 15% Dominican 1%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Rock

• 2024 margin: Lean D (+7.3) · D 52.9% · R 45.6% · Other 1.4%
• 2008→2024 swing: -22.0pp toward R · 2008: 29.3pp · 2024: 7.3pp
• All cycles: 2024: D+7.3 2020: D+11.2 2016: D+10.5 2012: D+23.2 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.19%
• Current HPI: 312.6591
• Rent YoY: ▲ 6.05%
• Metro: Janesville-Beloit, WI
• 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

+39900.0% since first listed

3 events — show timeline

• 2026-05-21 Listed $400,000 SCWMLS
• 2026-05-08 Rental Removed $1,000 SHOWMOJO
• 2026-04-29 Listed for Rent $1,000 SHOWMOJO