336 S Locust St · Reedsburg, WI 53959

$159,500

4 bd · 2.0 ba · 1,458 sqft · SingleFamily · 46 Days on market

Built 1900 4,356 sqft lot $109/sqft · 26% below area Est $217k · 26% under ↓ 9% 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to life with this 4-bedroom, 2-bath home in Reedsburg. The interior has been fully taken down to the studs and rebuilt with new framing already in place, creating a rare opportunity to complete a home without starting from scratch. Major improvements include updated ductwork, a new foundation drain system, roughed-in plumbing for an upper-level bathroom, foundation repairs with both interior and exterior reinforcement, and updated electrical breakers, giving the next owner a strong head start while still allowing flexibility to finish to their specifications. With much of the heavy lifting already underway, this property is ready for drywall and final finishes. The spaciou

Key facts

• Spacious layout
• 4,356 sq ft lot
• Built 1900

Tags

• NEW FOUNDATION DRAIN SYSTEM
• UPDATED ELECTRICAL BREAKERS
• SPACIOUS LAYOUT

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Two-story single-family home; Built (year listed as 'Other - See Remarks'); Zoned residential
• Construction: Masonite/pressboard siding; No finished space below grade
• Exterior features: Screened porch; Masonite/pressboard exterior

Interior

• Kitchen: Range/Oven; Refrigerator
• Bedrooms: Primary bedroom on upper level (11 x 12); Second bedroom on upper level (7 x 15); Third bedroom on upper level (14 x 12); Fourth bedroom on main level (9 x 11)
• Bathrooms: Two full bathrooms; No master bathroom
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Screened porch; Full basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $154k (3.7% below list).
• Recommended offer: $154k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.2% in Reedsburg — 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 74/100 on livability (#187 in WI, #4,937 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Reedsburg School District (town): math 31% / reading 36% proficiency, ranked #242 of 342 in WI (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Side Elementary (211 students, 66% FRL); Reedsburg Area High (math 36% / reading 46%, grade F, #88 of 483 statewide, top 18%, 898 students, 39% FRL) — zoned schools average 52% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,578 (3.7% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.96% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (median comp): $216,707
• List price: $159,500
• Delta: -26.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 3rd St	0.35mi	3/2.0 (-1)	1,414 (-3%)	1mo	$257,000	$182	73
233 S Locust St	0.09mi	3/2.0 (-1)	1,632 (+12%)	2mo	$205,000	$126	70
342 Warren Ave	0.14mi	3/1.5 (-1)	1,403 (-4%)	14mo	$242,000	$172	68
736 E Main St	0.32mi	3/2.0 (-1)	1,570 (+8%)	1mo	$241,000	$154	66
628 Booster Blvd	0.29mi	3/2.0 (-1)	1,308 (-10%)	1mo	$231,000	$177	63
225 N Pine St	0.30mi	3/2.0 (-1)	1,600 (+10%)	2mo	$229,000	$143	63
804 Seymour St	0.55mi	3/1.5 (-1)	1,530 (+5%)	2mo	$275,000	$180	58
648 E Main St	0.29mi	3/2.5 (-1)	1,650 (+13%)	2mo	$280,000	$170	56
102 S Albert Ave	0.63mi	3/1.0 (-1)	1,516 (+4%)	2mo	$220,000	$145	53
201 N Grove St	0.52mi	3/2.0 (-1)	1,616 (+11%)	3mo	$240,000	$149	50
609 N Walnut St	0.62mi	3/2.0 (-1)	1,320 (-10%)	7mo	$255,000	$193	44
337 W Main St	0.67mi	3/1.0 (-1)	1,392 (-4%)	12mo	$167,000	$120	42

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-20,386
• Equity at exit: $23,782

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-10,613
• Equity at exit: $13,791

Cash invested: $44,660 (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 53959

• Home prices YoY: -34.7%
• Active inventory: 66
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $85

Break-even live

Break-even rent $1,428

Max offer price $159,500

Occupancy floor 89%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Walnut St Reedsburg, WI	1.0–3.0	1.0–2.0	871	$1,285	$1.48	23d	1	0.16mi

Listing history 18 events

1. 2026-06-19
   days on market $159,500 Active 46 DOM
2. 2026-06-18
   days on market $159,500 Active 45 DOM
3. 2026-06-17
   days on market $159,500 Active 44 DOM
4. 2026-06-16
   days on market $159,500 Active 43 DOM
5. 2026-06-15
   days on market $159,500 Active 42 DOM
6. 2026-06-14
   days on market $159,500 Active 40 DOM
7. 2026-06-12
   days on market $159,500 Active 39 DOM
8. 2026-06-09
   days on market $159,500 Active 36 DOM
9. 2026-06-09
   price $159,500 Active 35 DOM
10. 2026-06-08
    pricedays on market $159,900 Active 35 DOM
11. 2026-06-07
    days on market $165,900 Active 34 DOM
12. 2026-06-05
    days on market $165,900 Active 31 DOM
13. 2026-06-03
    days on market $165,900 Active 30 DOM
14. 2026-06-02
    days on market $165,900 Active 29 DOM
15. 2026-06-01
    days on market $165,900 Active 28 DOM
16. 2026-05-31
    days on market $165,900 Active 27 DOM
17. 2026-05-30
    days on market $165,900 Active 26 DOM
18. 2026-05-03
    listed $175,000 Active 939-char remark

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $2,827 · $236/mo
• Expected delta: +$124/yr (+$10/mo · 4.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $18,429
• − Mortgage interest: −$8,934
• − Property taxes: −$2,703
• − Insurance: −$798
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,640
• Taxable loss: −$1,594
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,404/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: Reedsburg School District
• NCES district ID: 5512660
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $52,578
• Composite: 29.34/100
• National rank: #6544
• State rank: #242 of 342 in WI

Livability — Reedsburg

• Score: 74/100
• State rank: #187
• US rank: #4937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reedsburg, WI
• County: Sauk County · 36,155 people
• City population: 14,451
• Metro: Baraboo, WI
• Population (ZIP): 14,451
• Household income: $77,924
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 294.0

Population outlook (Sauk County) Hauer SSP2

• Today (2025): 66,065 people
• By 2030: 66,755 · +1.0%
• By 2040: 66,999 · +1.4%
• By 2050: 65,499 · -0.9%
• By 2075: 60,000 · -9.2%
• By 2100: 51,070 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 5% Romanian 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Sauk

• 2024 margin: Toss-up / Even · D 48.4% · R 50.0% · Other 1.6%
• 2008→2024 swing: -23.2pp toward R · 2008: 21.6pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.7 2016: R+0.3 2012: D+18.5 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.25%
• Current HPI: 229.9937
• Rent YoY: —
• Metro: Baraboo, 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

-8.9% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $159,500 SCWMLS
• 2026-06-08 Price Changed $159,900 SCWMLS
• 2026-05-22 Price Changed $165,900 SCWMLS
• 2026-05-03 Listed $175,000 SCWMLS

Property tax history

+4.4%/yr

Latest (2025): $2,703 · +11.2% YoY. Source: county tax records.