928 Gerald Ave · Beloit, WI 53511

$137,000

3 bd · 1.0 ba · 1,286 sqft · Other · 49 Days on market

Built 1926 6,098 sqft lot

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 1-bath home offering a functional and flexible layout. The main level features two bedrooms and a full bath, while the upper level includes a spacious third bedroom along with an additional finished space ideal for a home office, hobby room, or bonus area. The home is currently tenant-occupied, with a lease in place through December 2026, providing steady monthly rental income of $1,350. A great opportunity for investors seeking immediate cash flow.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1926

Property features AI

Finance

• Other: Stove and refrigerator included

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 1.5-story single-family home; Located on a 0.14-acre lot; Zoned residential
• Construction: Estimated finished above-grade area in the 1251–1500 sq ft range
• Exterior features: Vinyl exterior; Sidewalks

Interior

• Kitchen: Range/Oven; Refrigerator
• Bedrooms: Master bedroom on main level (11 x 10); Second bedroom on main level (11 x 10); Third bedroom on upper level (11 x 13)
• Bathrooms: One full bathroom; At least one tub; No master bedroom bath
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Full basement; Loft (19 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $137k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $133k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.5% in Beloit — 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 70/100 on livability (#283 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Beloit School District (urban): math 8% / reading 13% proficiency, ranked #339 of 342 in WI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Merrill Elementary (math 5% / reading 5%, grade F, #968 of 1,041 statewide, top 98%, 180 students, 88% FRL); Memorial High (math 8% / reading 14%, grade F, #438 of 483 statewide, top 91%, 1,417 students, 66% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 202 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 629 units permitted in Rock County in 2024 (263 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rock County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $137k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.02% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-5,631
• Equity at exit: $20,427

10-year hold

• IRR: 9.0%
• Equity multiple: 1.78×
• Total profit: $30,055
• Equity at exit: $11,845

Cash invested: $38,360 (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 53511

• Home prices YoY: -26.9%
• Rents YoY: 6.0%
• Active inventory: 202
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$718
• Tax from tax record: −$138 /mo · $1,656/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $191

Break-even live

Break-even rent $1,156

Max offer price $137,000

Occupancy floor 81%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1223 6th St Beloit, WI	4.0	2.0	1464	$1,750	$1.20	43d	1	0.73mi
205 Birch Ave Unit 2 Beloit, WI	2.0	1.0	1288	$1,000	$0.78	13d	1	0.90mi
206 Carpenter St Unit 3 Beloit, WI	2.0	1.0	1400	$1,000	$0.71	13d	1	0.92mi
861 Bluff St Unit 861 Beloit, WI	4.0	1.0	1282	$1,600	$1.25	43d	1	0.93mi
614 Broad St Unit 226 Beloit, WI	2.0	2.0	1125	$1,195	$1.06	13d	1	1.10mi
430 E Grand Ave Beloit, WI	1.0–2.0	1.0	934	$1,835	$1.96	13d	4	1.11mi
253 W Grand Ave Beloit, WI	4.0	1.0	1600	$1,500	$0.94	43d	1	1.13mi
1023 Hackett St Beloit, WI	2.0	1.0	926	$1,200	$1.30	43d	1	1.32mi
2080 Shopiere Rd Beloit, WI	2.0	1.0	1200	$1,300	$1.08	43d	1	1.36mi

Listing history 19 events

1. 2026-06-19
   days on market $137,000 Active 49 DOM
2. 2026-06-18
   days on market $137,000 Active 48 DOM
3. 2026-06-17
   days on market $137,000 Active 47 DOM
4. 2026-06-16
   days on market $137,000 Active 46 DOM
5. 2026-06-15
   days on market $137,000 Active 45 DOM
6. 2026-06-14
   days on market $137,000 Active 43 DOM
7. 2026-06-13
   days on market $137,000 Active 42 DOM
8. 2026-06-10
   pricestatusdays on market $137,000 Active 40 DOM
9. 2026-06-09
   status $145,000 Pending 39 DOM
10. 2026-06-08
    days on market $145,000 Active 39 DOM
11. 2026-06-07
    days on market $145,000 Active 38 DOM
12. 2026-06-05
    days on market $145,000 Active 35 DOM
13. 2026-06-03
    days on market $145,000 Active 34 DOM
14. 2026-06-02
    days on market $145,000 Active 33 DOM
15. 2026-06-01
    days on market $145,000 Active 32 DOM
16. 2026-05-31
    days on market $145,000 Active 31 DOM
17. 2026-05-30
    days on market $145,000 Active 30 DOM
18. 2026-04-30
    listed $145,000 Active 480-char remark
19. 2024-03-11
    soldstatus $90,500

ⓘ 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: $1,656 · $138/mo
• Projected year-2 tax: $2,095 · $175/mo
• Expected delta: +$439/yr (+$37/mo · 26.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,774
• − Mortgage interest: −$7,674
• − Property taxes: −$1,656
• − Insurance: −$685
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,985
• Taxable income: $89
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,267/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: Beloit School District
• NCES district ID: 5501050
• Math proficiency: 8% ▼ -10.00%
• Reading proficiency: 13% ▼ -5.00%
• Median HH income: $37,328
• Composite: 8.81/100
• National rank: #9890
• State rank: #339 of 342 in WI

Livability — Beloit

• Score: 70/100
• State rank: #283
• US rank: #7336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beloit, WI
• County: Rock County · 135,428 people
• City population: 48,701
• Metro: Janesville-Beloit, WI
• Population (ZIP): 48,701
• Household income: $67,067
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1341.0

Population outlook (Rock County) Hauer SSP2

• Today (2025): 163,403 people
• By 2030: 162,815 · -0.4%
• By 2040: 158,655 · -2.9%
• By 2050: 151,235 · -7.4%
• By 2075: 131,901 · -19.3%
• By 2100: 108,665 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 19% Two or more races 14% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 15% Dominican 1%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Rock

• 2024 margin: Lean D (+7.3) · D 52.9% · R 45.6% · Other 1.4%
• 2008→2024 swing: -22.0pp toward R · 2008: 29.3pp · 2024: 7.3pp
• All cycles: 2024: D+7.3 2020: D+11.2 2016: D+10.5 2012: D+23.2 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.19%
• Current HPI: 312.6591
• Rent YoY: ▲ 6.05%
• Metro: Janesville-Beloit, 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

+51.4% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $137,000 SCWMLS
• 2026-06-10 Relisted — SCWMLS
• 2026-06-08 Pending — SCWMLS
• 2026-04-30 Listed $145,000 SCWMLS
• 2024-03-11 Sold (Public Records) $90,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,656 · +34.5% YoY. Source: county tax records.