102 Union St · Janesville, WI 53548

$139,900

4 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 12 Days on market

Built 1875 4,356 sqft lot Est $208k · 33% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Downtown Rock River view. 3-4 bedroom home; one room does not have a closet. Spacious open kitchen and dining area. 1 bedroom and full bath on main floor. Fenced yard with turf grass in the hard to grow areas. Shed for your outdoor items. Newer water heater, vinyl windows, large main bedroom with vaulted ceiling. Home is listed in the National & State Register of Historic Places Listings. Possible tax credits available to homeowners; WisconsinHistory.org

Key facts

• Fenced yard
• Turf grass
• Rock river view

Tags

• ROCK RIVER VIEW
• OPEN KITCHEN AND DINING AREA
• FENCED YARD
• TURF GRASS
• SHED FOR OUTDOOR ITEMS
• NEWER WATER HEATER

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: Single-family, 2-story home; Estimated finished above-grade living area about 1,360
• Construction: Aluminum/steel exterior; Year built per assessor/public record
• Exterior features: Fenced yard; Sidewalks; Storage shed/outbuilding; River view (no frontage)

Interior

• Kitchen: Kitchen on main level approximately 15 x 9; Stove; Refrigerator; Dishwasher (water turned off; seller prefers to wash by hand)
• Bedrooms: Master bedroom (Upper) approximately 14 x 13; Bedroom 2 (Upper) approximately 14 x 12; Bedroom 3 (Upper) approximately 11 x 11; Bedroom 4 (Upper) approximately 11 x 10
• Bathrooms: At least one tub; No master bedroom bath; One full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Walk-in closets; Cathedral/vaulted ceilings; Full basement with poured concrete and block construction
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.2% vs local median 2.7% in Janesville — 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 78/100 on livability (#101 in WI, #2,663 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Janesville School District (urban): math 31% / reading 35% proficiency, ranked #254 of 342 in WI (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wilson Elementary (math 22% / reading 22%, grade F, #823 of 1,041 statewide, top 82%, 272 students, 96% FRL); Parker High (math 16% / reading 24%, grade F, #365 of 483 statewide, top 78%, 1,250 students, 51% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 33% district-wide (-12 pts) — the specific schools serving this property underperform the Janesville School District average; the district grade overstates school quality for this exact location.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 629 units permitted in Rock County in 2024 (263 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.16% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $208,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Union St	0.03mi	3/2.0 (-1)	1,372 (+1%)	4mo	$210,000	$153	85
208 Rock St	0.10mi	3/1.0 (-1)	1,316 (-3%)	8mo	$170,000	$129	78
1040 Carrington St	0.44mi	4/1.5	1,376 (+1%)	9mo	$107,000	$78	68
315 E Holmes St	0.35mi	3/1.0 (-1)	1,408 (+4%)	7mo	$214,900	$153	67
220 S Locust St	0.47mi	4/1.0	1,458 (+7%)	2mo	$80,000	$55	64
215 E Centerway St	0.71mi	4/1.0	1,393 (+2%)	4mo	$120,000	$86	59
428 W Delavan Dr	0.67mi	3/2.0 (-1)	1,362 (+0%)	5mo	$190,000	$140	55
158 Linn St	0.55mi	3/2.0 (-1)	1,402 (+3%)	6mo	$245,000	$175	55
152 Linn St	0.55mi	3/1.5 (-1)	1,470 (+8%)	7mo	$250,000	$170	48
468 W Delavan Dr	0.66mi	3/2.0 (-1)	1,250 (-8%)	1mo	$235,000	$188	46
702 S Washington St	0.75mi	4/1.5	1,202 (-12%)	4mo	$181,500	$151	41
323 Center Ave	0.58mi	3/2.0 (-1)	1,200 (-12%)	5mo	$235,000	$196	41

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,755
• Equity at exit: $20,860

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $19,051
• Equity at exit: $12,096

Cash invested: $39,172 (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 53548

• Active inventory: 82
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $281

Break-even live

Break-even rent $1,264

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $360	-5% $320	+0% $281	+5% $241	+10% $201
Rent	-10% $153	-5% $217	+0% $281	+5% $345	+10% $409
Rate	-1.0pp $351	-0.5pp $316	base $281	+0.5pp $244	+1.0pp $207

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 E Milwaukee St Unit 3 Janesville, WI	3.0	1.0	1110	$1,240	$1.12	44d	1	0.61mi

Listing history 8 events

1. 2026-06-03
   statusdays on market $139,900 Pending 12 DOM
2. 2026-06-02
   days on market $139,900 Active 11 DOM
3. 2026-06-01
   days on market $139,900 Active 10 DOM
4. 2026-05-31
   days on market $139,900 Active 9 DOM
5. 2026-05-30
   days on market $139,900 Active 8 DOM
6. 2026-05-21
   listed $139,900 Active
7. 2024-03-08
   soldstatus $100,000
8. 2006-03-08
   soldstatus $45,500

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $2,202 · $184/mo
• Expected delta: +$386/yr (+$32/mo · 21.2%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥103°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: $19,435
• − Mortgage interest: −$7,837
• − Property taxes: −$1,817
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$4,070
• Taxable income: $1,236
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $3,070/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: Janesville School District
• NCES district ID: 5507020
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $47,805
• Composite: 28.47/100
• National rank: #6744
• State rank: #254 of 342 in WI

Livability — Janesville

• Score: 78/100
• State rank: #101
• US rank: #2663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Janesville, WI
• County: Rock County · 135,428 people
• City population: 44,619
• Metro: Janesville-Beloit, WI
• Population (ZIP): 19,916
• Household income: $76,869
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 478.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 11% Romanian 3% Scottish 2%
• Foreign-born: 4% · Canada, Dominican Republic, Jamaica
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 2% German/W. Germanic 1%

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: ▼ -210.90%
• Current HPI: 256.7749
• Rent YoY: —
• 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

+207.5% since first listed

3 events — show timeline

• 2026-05-21 Listed $139,900 SCWMLS
• 2024-03-08 Sold (Public Records) $100,000 Public Records
• 2006-03-08 Sold (Public Records) $45,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,817 · +26.9% YoY. Source: county tax records.