1530 4th St · Fennimore, WI 53809

$89,900

2 bd · 1.0 ba · 640 sqft · Other · 5 Days on market

Built 1935 9,147 sqft lot $140/sqft · 19% below area Est $111k · 19% under

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Why this score? — see what drove the C+ 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 +16.3/30.0
• ARV discount +15.0/15.0
• Appreciation +7.2/10.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Its vacant, its quaint, it's ready to move in. This home sits on 4th street in Fennimore with two-bedrooms one-bath home that can be a great starting point. Calling all seasoned investors or even that new investor looking to get started without breaking the bank, this one can cash flow. The main full bath has been updated recently, and the rest of the home offers original hard wood floors. This would qualify for the old classic saying "good bones". Come take a look at your convenience. Sellers are reasonable and looking to work with potential buyers.

Key facts

• Updated main bath
• 9,147 sq ft lot
• Garage

Tags

• UPDATED MAIN BATH
• ORIGINAL HARD WOOD FLOORS

Property features AI

Exterior

• Parking: Attached 1-car garage with basement access
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; One story
• Construction: Low energy windows
• Exterior features: Aluminum/steel exterior; Full block basement

Interior

• Kitchen: Range/oven; Refrigerator; Kitchen on main level, approximately 7 x 10
• Bedrooms: Master bedroom on main level, approximately 10 x 10; Second bedroom on main level, approximately 8 x 10
• Bathrooms: One full bathroom; No master bedroom bath
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: High speed internet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $49 ($583/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 $81k (9.6% below list).
• Recommended offer: $81k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#61 in WI, #1,676 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Fennimore Community School District (rural): math 41% / reading 42% proficiency, ranked #139 of 342 in WI (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fennimore Elementary (math 47% / reading 37%, grade F, #433 of 1,041 statewide, top 46%, 384 students, 41% FRL); Fennimore High (math 34% / reading 44%, grade F, #99 of 483 statewide, top 24%, 231 students, 32% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 120 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.4% local appreciation)).
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,260 (9.6% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.90% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $110,633
• List price: $89,900
• Delta: -18.74%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

4.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.83×
• Total profit: $20,920
• Equity at exit: $47,872

10-year hold

• IRR: 14.5%
• Equity multiple: 3.46×
• Total profit: $62,034
• Equity at exit: $80,186

Cash invested: $25,172 (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 53809

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $49

Break-even live

Break-even rent $751

Max offer price $89,900

Occupancy floor 89%

Sensitivity live

Price	-10% $99	-5% $74	+0% $49	+5% $23	+10% $-2
Rent	-10% $-16	-5% $16	+0% $49	+5% $81	+10% $113
Rate	-1.0pp $94	-0.5pp $71	base $49	+0.5pp $25	+1.0pp $2

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   listed $89,900 Active 566-char remark
2. 2022-01-14
   soldstatus $50,000

ⓘ 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: $1,014 · $84/mo
• Projected year-2 tax: $1,339 · $112/mo
• Expected delta: +$325/yr (+$27/mo · 32.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,751
• − Mortgage interest: −$5,036
• − Property taxes: −$1,014
• − Insurance: −$450
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$2,615
• Taxable loss: −$923
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $804/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: Fennimore Community School District
• NCES district ID: 5504590
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 42% ▼ -14.00%
• Median HH income: $48,898
• Composite: 35.64/100
• National rank: #4883
• State rank: #139 of 342 in WI

Livability — Fennimore

• Score: 80/100
• State rank: #61
• US rank: #1676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fennimore, WI
• Population (ZIP): 4,701

Population outlook (Grant County) Hauer SSP2

• Today (2025): 53,982 people
• By 2030: 55,104 · +2.1%
• By 2040: 57,353 · +6.2%
• By 2050: 59,315 · +9.9%
• By 2075: 65,496 · +21.3%
• By 2100: 66,508 · +23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Portuguese 9% Polish 3% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1%

Political lean MEDSL · Grant

• 2024 margin: R (+18.2) · D 40.2% · R 58.4% · Other 1.3%
• 2008→2024 swing: -42.0pp toward R · 2008: 23.9pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+12.3 2016: R+9.6 2012: D+13.7 2008: D+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.43%
• Current HPI: 204.5404
• 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

+79.8% since first listed

3 events — show timeline

• 2026-05-20 Pending — SCWMLS
• 2026-05-15 Listed $89,900 SCWMLS
• 2022-01-14 Sold (Public Records) $50,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,014 · -29.7% YoY. Source: county tax records.