103 US Highway 63 N · Clayton, WI 54004

$134,900

2 bd · 1.0 ba · 1,125 sqft · SingleFamily · 119 Days on market

Built 1980 6,534 sqft lot $120/sqft · 38% below area Est $218k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable, single-level living in Clayton! This 2 bedroom, 1 bath home features a functional layout with generously sized rooms that make you feel open and comfortable. Enjoy the convenience of an attached garage and a new roof in 2025. Located on the highway for quick access to the surrounding communities, this property is ideal for buyers seeking easy living with minimum yard maintenance.

Key facts

• Attached garage
• Quick access
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• ATTACHED GARAGE
• NEW ROOF
• QUICK ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (25.6% below list).
• Recommended offer: $100k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#559 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D, health & safety D.
• Clayton School District (rural): math 25% / reading 25% proficiency, ranked #396 of 426 in WI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 238 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Polk County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $135k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $100,347 (25.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.74% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (median comp): $218,478
• List price: $134,900
• Delta: -38.25%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-27,195
• Equity at exit: $20,114

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-30,605
• Equity at exit: $11,664

Cash invested: $37,772 (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 54004

• Home prices YoY: -8.1%
• Active inventory: 11
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-83

Break-even live

Break-even rent $1,109

Max offer price $120,155

Occupancy floor —

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $134,900 Active 119 DOM
2. 2026-06-17
   days on market $134,900 Active 118 DOM
3. 2026-06-16
   days on market $134,900 Active 117 DOM
4. 2026-06-15
   days on market $134,900 Active 116 DOM
5. 2026-06-15
   days on market $134,900 Active 115 DOM
6. 2026-06-13
   days on market $134,900 Active 114 DOM
7. 2026-06-12
   days on market $134,900 Active 113 DOM
8. 2026-06-09
   days on market $134,900 Active 110 DOM
9. 2026-06-08
   days on market $134,900 Active 109 DOM
10. 2026-06-08
    days on market $134,900 Active 108 DOM
11. 2026-06-05
    days on market $134,900 Active 106 DOM
12. 2026-06-03
    days on market $134,900 Active 104 DOM
13. 2026-06-02
    days on market $134,900 Active 103 DOM
14. 2026-06-01
    days on market $134,900 Active 102 DOM
15. 2026-05-31
    days on market $134,900 Active 101 DOM
16. 2026-05-20
    price $134,900 395-char remark

    Show marketing remark (395 chars)

    Affordable, single-level living in Clayton! This 2 bedroom, 1 bath home features a functional layout with generously sized rooms that make you feel open and comfortable. Enjoy the convenience of an attached garage and a new roof in 2025. Located on the highway for quick access to the surrounding communities, this property is ideal for buyers seeking easy living with minimum yard maintenance.

17. 2026-05-20
    price $134,900 395-char remark

    Show marketing remark (395 chars)

    Affordable, single-level living in Clayton! This 2 bedroom, 1 bath home features a functional layout with generously sized rooms that make you feel open and comfortable. Enjoy the convenience of an attached garage and a new roof in 2025. Located on the highway for quick access to the surrounding communities, this property is ideal for buyers seeking easy living with minimum yard maintenance.

18. 2026-04-16
    price $138,900 395-char remark

    Show marketing remark (395 chars)

    Affordable, single-level living in Clayton! This 2 bedroom, 1 bath home features a functional layout with generously sized rooms that make you feel open and comfortable. Enjoy the convenience of an attached garage and a new roof in 2025. Located on the highway for quick access to the surrounding communities, this property is ideal for buyers seeking easy living with minimum yard maintenance.

19. 2026-04-16
    price $138,900 395-char remark

    Show marketing remark (395 chars)

    Affordable, single-level living in Clayton! This 2 bedroom, 1 bath home features a functional layout with generously sized rooms that make you feel open and comfortable. Enjoy the convenience of an attached garage and a new roof in 2025. Located on the highway for quick access to the surrounding communities, this property is ideal for buyers seeking easy living with minimum yard maintenance.

20. 2026-03-19
    price $145,900 395-char remark

    Show marketing remark (395 chars)

    Affordable, single-level living in Clayton! This 2 bedroom, 1 bath home features a functional layout with generously sized rooms that make you feel open and comfortable. Enjoy the convenience of an attached garage and a new roof in 2025. Located on the highway for quick access to the surrounding communities, this property is ideal for buyers seeking easy living with minimum yard maintenance.

21. 2026-03-19
    price $145,900 395-char remark

    Show marketing remark (395 chars)

    Affordable, single-level living in Clayton! This 2 bedroom, 1 bath home features a functional layout with generously sized rooms that make you feel open and comfortable. Enjoy the convenience of an attached garage and a new roof in 2025. Located on the highway for quick access to the surrounding communities, this property is ideal for buyers seeking easy living with minimum yard maintenance.

22. 2026-02-19
    listed $149,900 Active 395-char remark

    Show marketing remark (395 chars)

    Affordable, single-level living in Clayton! This 2 bedroom, 1 bath home features a functional layout with generously sized rooms that make you feel open and comfortable. Enjoy the convenience of an attached garage and a new roof in 2025. Located on the highway for quick access to the surrounding communities, this property is ideal for buyers seeking easy living with minimum yard maintenance.

23. 2026-02-19
    listed $149,900 Active 395-char remark

    Show marketing remark (395 chars)

    Affordable, single-level living in Clayton! This 2 bedroom, 1 bath home features a functional layout with generously sized rooms that make you feel open and comfortable. Enjoy the convenience of an attached garage and a new roof in 2025. Located on the highway for quick access to the surrounding communities, this property is ideal for buyers seeking easy living with minimum yard maintenance.

24. 2024-09-20
    historical
25. 2024-08-07
    price $139,000
26. 2024-07-11
    price $144,000
27. 2024-06-18
    price $149,000
28. 2024-06-10
    listed $160,000 Active
29. 2019-04-30
    soldstatus $72,000 Sold
30. 2019-03-04
    historical Contingent - Other
31. 2019-01-17
    price $72,000
32. 2018-11-12
    listed $80,000 Active
33. 2018-07-23
    historical
34. 2018-07-06
    historical Contingent - Other
35. 2018-01-23
    listed $80,000 Active
36. 2016-08-30
    historical
37. 2016-06-30
    price $73,500
38. 2016-06-29
    price $7,350,000
39. 2016-03-14
    listed $75,000 Active

ⓘ 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: $1,351 · $113/mo
• Projected year-2 tax: $1,923 · $160/mo
• Expected delta: +$572/yr (+$48/mo · 42.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,042
• − Mortgage interest: −$7,556
• − Property taxes: −$1,351
• − Insurance: −$674
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$3,924
• Taxable loss: −$3,391
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $-188/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: Clayton School District
• NCES district ID: 5502580
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $49,416
• Composite: 25.04/100
• National rank: #12956
• State rank: #396 of 426 in WI

Livability — Clayton

• Score: 64/100
• State rank: #559
• US rank: #14258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, WI
• Population (ZIP): 2,188

Population outlook (Polk County) Hauer SSP2

• Today (2025): 41,581 people
• By 2030: 40,019 · -3.8%
• By 2040: 36,152 · -13.1%
• By 2050: 31,823 · -23.5%
• By 2075: 24,193 · -41.8%
• By 2100: 18,586 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+30.9) · D 33.9% · R 64.8% · Other 1.2%
• 2008→2024 swing: -29.1pp toward R · 2008: -1.8pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.5 2016: R+27.8 2012: R+9.0 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.89%
• Current HPI: 235.6517
• 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

+79.9% since first listed

24 events — show timeline

• 2026-05-20 Price Changed $134,900 WWRA
• 2026-05-20 Price Changed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $138,900 WWRA
• 2026-04-16 Price Changed $138,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $145,900 WWRA
• 2026-03-19 Price Changed $145,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-19 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-19 Listed $149,900 WWRA
• 2024-09-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-07 Price Changed $139,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-11 Price Changed $144,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-18 Price Changed $149,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-10 Listed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-30 Sold (MLS) $72,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-01-17 Price Changed $72,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-11-12 Listed $80,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-01-23 Listed $80,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-30 Price Changed $73,500 NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-29 Price Changed $7,350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-14 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-1.7%/yr

Latest (2025): $1,351 · -34.4% YoY. Source: county tax records.