308 N Brooklyn Ave · Elroy, WI 53929

$100,000

3 bd · 1.0 ba · 1,612 sqft · Other · 254 Days on market

Built 1800 0.27 ac lot $62/sqft · 43% below area Est $177k · 43% under ↓ 12% since listing

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy a large corner lot in the quaint City of Elroy. Enjoy fall color with mature trees in large back yard. Attention investment seekers! Roof replaced 2007

Key facts

• Large corner lot
• Large back yard
• Mature trees

Tags

• LARGE CORNER LOT
• MATURE TREES
• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $79 ($951/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 $98k (2.5% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#444 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Royall School District (rural): math 26% / reading 33% proficiency, ranked #286 of 342 in WI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Juneau County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $176,775
• List price: $100,000
• Delta: -43.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-11,140
• Equity at exit: $14,910

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-3,138
• Equity at exit: $8,646

Cash invested: $28,000 (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 53929

• Home prices YoY: -24.3%
• Active inventory: 20
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $79

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 87%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $100,000 Active 254 DOM
2. 2026-06-17
   days on market $100,000 Active 253 DOM
3. 2026-06-16
   days on market $100,000 Active 252 DOM
4. 2026-06-15
   days on market $100,000 Active 251 DOM
5. 2026-06-14
   days on market $100,000 Active 249 DOM
6. 2026-06-13
   days on market $100,000 Active 248 DOM
7. 2026-06-10
   days on market $100,000 Active 246 DOM
8. 2026-06-09
   days on market $100,000 Active 245 DOM
9. 2026-06-09
   price $100,000 Active 244 DOM
10. 2026-06-08
    days on market $115,000 Active 244 DOM
11. 2026-06-07
    days on market $115,000 Active 243 DOM
12. 2026-06-05
    days on market $115,000 Active 240 DOM
13. 2026-06-03
    days on market $115,000 Active 239 DOM
14. 2026-06-02
    days on market $115,000 Active 238 DOM
15. 2026-06-01
    days on market $115,000 Active 237 DOM
16. 2026-05-31
    days on market $115,000 Active 236 DOM
17. 2026-05-31
    days on market $115,000 Active 235 DOM
18. 2026-05-06
    price $115,000 157-char remark

    Show marketing remark (157 chars)

    Enjoy a large corner lot in the quaint City of Elroy. Enjoy fall color with mature trees in large back yard. Attention investment seekers! Roof replaced 2007

19. 2026-04-10
    price $120,000 157-char remark

    Show marketing remark (157 chars)

    Enjoy a large corner lot in the quaint City of Elroy. Enjoy fall color with mature trees in large back yard. Attention investment seekers! Roof replaced 2007

20. 2025-10-07
    listed $130,000 Active 157-char remark

    Show marketing remark (157 chars)

    Enjoy a large corner lot in the quaint City of Elroy. Enjoy fall color with mature trees in large back yard. Attention investment seekers! Roof replaced 2007

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,676 · $140/mo
• Expected delta: +$174/yr (+$14/mo · 11.5%)

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,705
• − Mortgage interest: −$5,602
• − Property taxes: −$1,503
• − Insurance: −$500
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,909
• Taxable loss: −$681
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,115/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: Royall School District
• NCES district ID: 5504380
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $44,457
• Composite: 25.23/100
• National rank: #7504
• State rank: #286 of 342 in WI

Livability — Elroy

• Score: 66/100
• State rank: #444
• US rank: #11220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elroy, WI
• Population (ZIP): 2,833

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 25,013 people
• By 2030: 24,154 · -3.4%
• By 2040: 22,217 · -11.2%
• By 2050: 20,276 · -18.9%
• By 2075: 15,919 · -36.4%
• By 2100: 11,351 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Portuguese 13% Romanian 6% Polish 4%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 3%

Political lean MEDSL · Juneau

• 2024 margin: Solid R (+32.1) · D 33.4% · R 65.6% · Other 1.0%
• 2008→2024 swing: -41.1pp toward R · 2008: 9.0pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+29.2 2016: R+26.3 2012: D+7.1 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.50%
• Current HPI: 254.4537
• 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

-11.5% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $115,000 SCWMLS
• 2026-04-10 Price Changed $120,000 SCWMLS
• 2025-10-07 Listed $130,000 SCWMLS

Property tax history

+4.4%/yr

Latest (2025): $1,503 · -5.6% YoY. Source: county tax records.