216 Bluff St · Beloit, WI 53511

$150,000

5 bd · 2.0 ba · 1,980 sqft · Other · 598 Days on market

Built 1885 0.27 ac lot $76/sqft · 16% below area Est $180k · 16% under

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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 +23.6/30.0
• ARV discount +14.9/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• 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 MLS

Are you looking for a large home in the historical district of Beloit, Needs tlc to bring back to its original charm, Come take a look .

Key facts

• Original charm
• 0.27 acre lot
• 2 garage spots

Tags

• HISTORICAL DISTRICT OF BELOIT
• ORIGINAL CHARM

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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, schools F, amenities 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.
• Market conditions: Rents rising fast (+6.0%/yr); 203 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 598 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $150k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 598 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 1885 — 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. 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?
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: 1.11% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $179,573
• List price: $150,000
• Delta: -16.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-970
• Equity at exit: $22,365

10-year hold

• IRR: 12.0%
• Equity multiple: 2.08×
• Total profit: $45,553
• Equity at exit: $12,969

Cash invested: $42,000 (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 53511

• Home prices YoY: -26.9%
• Rents YoY: 6.0%
• Active inventory: 203
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $283

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $387	-5% $335	+0% $283	+5% $231	+10% $179
Rent	-10% $151	-5% $217	+0% $283	+5% $349	+10% $415
Rate	-1.0pp $359	-0.5pp $321	base $283	+0.5pp $244	+1.0pp $205

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 W Grand Ave Beloit, WI	4.0	1.0	1600	$1,500	$0.94	44d	1	0.29mi
861 Bluff St Unit 861 Beloit, WI	4.0	1.0	1282	$1,600	$1.25	44d	1	0.63mi
1223 6th St Beloit, WI	4.0	2.0	1464	$1,750	$1.20	44d	1	1.08mi

Listing history 28 events

1. 2026-06-21
   days on market $150,000 Active 598 DOM
2. 2026-06-19
   days on market $150,000 Active 596 DOM
3. 2026-06-18
   days on market $150,000 Active 595 DOM
4. 2026-06-17
   days on market $150,000 Active 594 DOM
5. 2026-06-16
   days on market $150,000 Active 593 DOM
6. 2026-06-15
   days on market $150,000 Active 592 DOM
7. 2026-06-14
   days on market $150,000 Active 590 DOM
8. 2026-06-13
   days on market $150,000 Active 589 DOM
9. 2026-06-10
   days on market $150,000 Active 587 DOM
10. 2026-06-09
    days on market $150,000 Active 586 DOM
11. 2026-06-08
    days on market $150,000 Active 585 DOM
12. 2026-06-07
    days on market $150,000 Active 584 DOM
13. 2026-06-05
    days on market $150,000 Active 581 DOM
14. 2026-06-03
    days on market $150,000 Active 580 DOM
15. 2026-06-02
    days on market $150,000 Active 579 DOM
16. 2026-06-01
    days on market $150,000 Active 578 DOM
17. 2026-05-31
    days on market $150,000 Active 577 DOM
18. 2026-05-30
    days on market $150,000 Active 576 DOM
19. 2026-02-12
    status Active 136-char remark

    Show marketing remark (136 chars)

    Are you looking for a large home in the historical district of Beloit, Needs tlc to bring back to its original charm, Come take a look .

20. 2026-02-02
    historical Offer Show 136-char remark

    Show marketing remark (136 chars)

    Are you looking for a large home in the historical district of Beloit, Needs tlc to bring back to its original charm, Come take a look .

21. 2025-05-27
    price $150,000 136-char remark

    Show marketing remark (136 chars)

    Are you looking for a large home in the historical district of Beloit, Needs tlc to bring back to its original charm, Come take a look .

22. 2025-04-10
    price $160,000 136-char remark

    Show marketing remark (136 chars)

    Are you looking for a large home in the historical district of Beloit, Needs tlc to bring back to its original charm, Come take a look .

23. 2025-03-24
    price $180,000 136-char remark

    Show marketing remark (136 chars)

    Are you looking for a large home in the historical district of Beloit, Needs tlc to bring back to its original charm, Come take a look .

24. 2025-02-11
    price $185,000 136-char remark

    Show marketing remark (136 chars)

    Are you looking for a large home in the historical district of Beloit, Needs tlc to bring back to its original charm, Come take a look .

25. 2024-12-06
    price $190,000 136-char remark

    Show marketing remark (136 chars)

    Are you looking for a large home in the historical district of Beloit, Needs tlc to bring back to its original charm, Come take a look .

26. 2024-11-13
    price $195,000 136-char remark

    Show marketing remark (136 chars)

    Are you looking for a large home in the historical district of Beloit, Needs tlc to bring back to its original charm, Come take a look .

27. 2024-10-31
    listed $200,000 Active 136-char remark

    Show marketing remark (136 chars)

    Are you looking for a large home in the historical district of Beloit, Needs tlc to bring back to its original charm, Come take a look .

28. 2016-10-20
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 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: $20,046
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,364
• Taxable income: $1,073
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $3,139/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

+500.0% since first listed

10 events — show timeline

• 2026-02-12 Relisted — SCWMLS
• 2026-02-02 Contingent — SCWMLS
• 2025-05-27 Price Changed $150,000 SCWMLS
• 2025-04-10 Price Changed $160,000 SCWMLS
• 2025-03-24 Price Changed $180,000 SCWMLS
• 2025-02-11 Price Changed $185,000 SCWMLS
• 2024-12-06 Price Changed $190,000 SCWMLS
• 2024-11-13 Price Changed $195,000 SCWMLS
• 2024-10-31 Listed $200,000 SCWMLS
• 2016-10-20 Sold (Public Records) $25,000 Public Records

Property tax history

-11.5%/yr

Latest (2025): $183 · -80.0% YoY. Source: county tax records.