13321 Smith Dr

Utica, WI 54655

$1C-

5 bd · 3.0 ba · 2,000 sqft · Built — · SingleFamily · Pending · 38 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,298/mo
• Mortgage (P&I): −$0
• Tax + insurance: −$66
• HOA: −$0
• Vac / Maint / Mgmt: −$273
• Net cashflow: $959/mo
• Annual: $11,512/yr
• Cap rate: 1230957.04%
• Cash-on-cash: 4396252.67%
• DSCR: 195609.51
• 1% rule: 129848.00%
• Cash to close: $0

Investor read

• This is a 5-bed/3.0-bath single-family listed at $1.
• At list price, monthly cash flow is $959 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• It's been on market 38 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• North Crawford School District (rural): math 29% / reading 31% proficiency, ranked #285 of 342 in WI (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Crawford Elementary (math 32% / reading 32%, grade F, #662 of 1,041 statewide, top 67%, 276 students, 56% FRL); North Crawford High (math 15% / reading 15%, grade F, #414 of 483 statewide, top 87%, 124 students, 52% FRL).
• Watch-outs: flood insurance adds $66/mo.
• Market conditions: 9 active listings in the ZIP; 40 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• Crawford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 38 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.