267 N Ridge St · Hustisford, WI 53034

$1

4 bd · 1.0 ba · 2,340 sqft · Other · 59 Days on market

Built 1900 0.37 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Cash flow +2.8/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Selling by online auction; Starting bid is $90,000 terms and conditions apply. Restore this 4BR, 1BA brick Craftsman Bungalow on a 0.37-acre lot on Lake Sinnissippi in the Village of Hustisford. 24 by 30 Carriage House. Charming brick Craftsman bungalow offering approximately 2,340 sq ft. This home offers a fantastic opportunity as an investment property or for a buyer looking to restore a classic lakefront home to its original charm.

Key facts

• Lake sinnissippi
• 0.37-acre lot
• 0.37 acre lot

Tags

• BRICK CRAFTSMAN BUNGALOW
• 0.37-ACRE LOT
• LAKE SINNISSIPPI
• 24 BY 30 CARRIAGE HOUSE

Property features AI

Finance

• Other: Includes house and garage; owner's personal property excluded

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas and electric service
• Home design: 1.5-story single-family home; Estimated living area in the 2001–2500 sq ft range; Zoned R-1
• Construction: Finished above grade approximately 2,340 (estimated); Finished below grade none; Year built: other (see remarks)
• Exterior features: Brick exterior; Waterfront on Sinnissippi (lake frontage) with water access; Sidewalks

Interior

• Kitchen: Kitchen on main level about 10 x 13
• Bedrooms: Master bedroom (Upper) about 12 x 14; Bedroom 2 (Main) about 12 x 13; Bedroom 3 (Main) about 12 x 12; Bedroom 4 (Upper) about 12 x 14; Foyer about 12 x 10; Bonus room
• Bathrooms: 1 full bathroom; No master bedroom bath
• Heating & cooling: Radiant heat; Natural gas and electric available
• Interior features: Cathedral/vaulted ceiling; Full block basement

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $328,005 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $1.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 66/100 on livability (#457 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety D-.
• Hustisford School District (rural): math 33% / reading 36% proficiency, ranked #312 of 426 in WI (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John Hustis Elementary (math 64% / reading 64%, grade B, #55 of 1,041 statewide, top 7%, 130 students, 30% FRL); Hustisford High (math 22% / reading 32%, grade F, #260 of 483 statewide, top 58%, 167 students, 26% FRL).
• Market conditions: 12 active listings in the ZIP; 229 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Dodge County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 492008.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.45% ✗
• Cap rate: 2.31%
• Cash-on-cash: -14.22%
• DSCR: 0.37
• GRM: 18.3

CMA / ARV

• ARV (median comp): $328,005
• List price: $1
• Delta: -100.00%
• 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: -43.3%
• Equity multiple: -0.33×
• Total profit: $-122,421
• Equity at exit: $48,907

10-year hold

• IRR: -75.7%
• Equity multiple: -1.13×
• Total profit: $-195,737
• Equity at exit: $28,360

Cash invested: $91,841 (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 53034

• Home prices YoY: -6.6%
• Active inventory: 12

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$1,720
• Tax est. 1.5%: −$410 /mo · $4,920/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-1,088

Break-even live

Break-even rent $2,869

Max offer price $170,575

Occupancy floor —

Sensitivity live

Price	-10% $-861	-5% $-975	+0% $-1,088	+5% $-1,201	+10% $-1,315
Rent	-10% $-1,206	-5% $-1,147	+0% $-1,088	+5% $-1,029	+10% $-970
Rate	-1.0pp $-923	-0.5pp $-1,005	base $-1,088	+0.5pp $-1,173	+1.0pp $-1,259

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: $82,001
• Closing costs: $9,840
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $1 Active 59 DOM
2. 2026-06-18
   days on market $1 Active 58 DOM
3. 2026-06-17
   days on market $1 Active 57 DOM
4. 2026-06-16
   days on market $1 Active 56 DOM
5. 2026-06-15
   days on market $1 Active 55 DOM
6. 2026-06-14
   days on market $1 Active 53 DOM
7. 2026-06-12
   days on market $1 Active 52 DOM
8. 2026-06-09
   days on market $1 Active 49 DOM
9. 2026-06-08
   days on market $1 Active 48 DOM
10. 2026-06-07
    days on market $1 Active 47 DOM
11. 2026-06-05
    days on market $1 Active 44 DOM
12. 2026-06-02
    days on market $1 Active 42 DOM
13. 2026-06-01
    days on market $1 Active 41 DOM
14. 2026-05-31
    days on market $1 Active 40 DOM
15. 2026-05-30
    days on market $1 Active 39 DOM
16. 2026-04-21
    listed $1 Active 439-char remark
17. 2020-06-16
    soldstatus $35,000

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 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: $17,906
• − Mortgage interest: −$18,373
• − Property taxes: −$4,920
• − Insurance: −$1,640
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$9,542
• Taxable loss: −$19,435
• Est. tax savings @ 24.0%: +$4,664
• After-tax cash flow: $-8,391/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: Hustisford School District
• NCES district ID: 5506780
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $58,794
• Composite: 33.42/100
• National rank: #10549
• State rank: #312 of 426 in WI

Livability — Hustisford

• Score: 66/100
• State rank: #457
• US rank: #11560

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: Hustisford, WI
• Population (ZIP): 1,676

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 88,405 people
• By 2030: 87,650 · -0.9%
• By 2040: 84,919 · -3.9%
• By 2050: 80,674 · -8.7%
• By 2075: 73,062 · -17.4%
• By 2100: 63,985 · -27.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5%
• Common ancestry: Romanian 11% Portuguese 5% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.9) · D 32.8% · R 65.8% · Other 1.4%
• 2008→2024 swing: -24.0pp toward R · 2008: -8.9pp · 2024: -32.9pp
• All cycles: 2024: R+32.9 2020: R+31.0 2016: R+29.6 2012: R+14.5 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.44%
• Current HPI: 204.9057
• 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

2 events — show timeline

• 2026-04-21 Listed $1 SCWMLS
• 2020-06-16 Sold (Public Records) $35,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $4,673 · +13.9% YoY. Source: county tax records.