322 S Commercial St · Viola, WI 54664

$59,000

2 bd · 1.0 ba · 1,025 sqft · Other · 1 Days on market

Built 1930 0.25 ac lot

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS COZY TWO BEDROOM, ONE BATH HOME SITS IN THE VILLAGE OF VIOLA. THE MAIN LEVEL CONSISTS OF A LARGE LIVING ROOM, EAT-IN KITCHEN, MASTER BEDROOM, FULL BATH, AND A MUD ROOM. UPPER LEVEL HAS A LANDING, THAT COULD A USED AS AN OFFICE OR A WALK THROUGH NURSERY, AND A NICE SIZED BEDROOM. THERE IS A ONE CAR ATTACHED GARAGE. NEWER IMPROVEMENTS INCLUDE FURNACE, WATER HEATER, AND SOME NEW WINDOWS. DON'T MISS OUT! CALL TODAY!

Key facts

• 0.25 acre lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Attached 1-car garage; One additional parking space
• Utilities: Municipal water; Municipal sewer
• Home design: Two-story single-family home; Year built: see remarks
• Exterior features: Vinyl exterior; Lot less than 1/2 acre (approx. 0.25 acre); Residential zoning

Interior

• Kitchen: Kitchen on main level approximately 14 x 15; Oven; Refrigerator; Refrigerator and stove included
• Bedrooms: Master bedroom on main level approximately 11 x 13; Second bedroom on upper level approximately 14 x 16
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Partial basement; Living room (main level) approximately 15 x 16; Additional upper-level room approximately 6 x 16

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $59k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $59k).

Location & tenants

• Location reads 63/100 on livability (#609 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, health & safety D, amenities F.
• Kickapoo Area School District (rural): math 30% / reading 40% proficiency, ranked #239 of 342 in WI (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kickapoo Elementary (math 42% / reading 52%, grade D-, #319 of 1,041 statewide, top 34%, 205 students, 57% FRL); Kickapoo High (math 22% / reading 32%, grade F, #260 of 483 statewide, top 58%, 265 students, 42% FRL).
• Market conditions: 10 active listings in the ZIP; 117 units permitted in Vernon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($408 loan paydown + $4k appreciation (7.3% local appreciation)).
• Vernon County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.44%
• DSCR: 2.09
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 3.62×
• Total profit: $43,238
• Equity at exit: $42,133

10-year hold

• IRR: 34.6%
• Equity multiple: 7.64×
• Total profit: $109,613
• Equity at exit: $81,191

Cash invested: $16,520 (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 54664

• Home prices YoY: 3.5%
• Active inventory: 10
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $336

Break-even live

Break-even rent $552

Max offer price $59,000

Occupancy floor 61%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 354-char remark
2. 2026-06-18
   listed $59,000 Active 1 DOM

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,730
• − Mortgage interest: −$3,305
• − Property taxes: −$1,221
• − Insurance: −$295
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$1,716
• Taxable income: $3,316
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $3,242/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: Kickapoo Area School District
• NCES district ID: 5512540
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $41,104
• Composite: 29.46/100
• National rank: #6512
• State rank: #239 of 342 in WI

Livability — Viola

• Score: 63/100
• State rank: #609
• US rank: #15774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Viola, WI
• Population (ZIP): 1,659

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 30,605 people
• By 2030: 30,461 · -0.5%
• By 2040: 29,595 · -3.3%
• By 2050: 27,730 · -9.4%
• By 2075: 22,308 · -27.1%
• By 2100: 14,855 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 13% Polish 10% Romanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · German/W. Germanic 12% Spanish 1%

Political lean MEDSL · Vernon

• 2024 margin: Lean R (+7.8) · D 45.3% · R 53.1% · Other 1.6%
• 2008→2024 swing: -29.8pp toward R · 2008: 22.0pp · 2024: -7.8pp
• All cycles: 2024: R+7.8 2020: R+4.8 2016: R+4.5 2012: D+14.8 2008: D+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.32%
• Current HPI: 214.39
• 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

+7.5% since first listed

3 events — show timeline

• 2026-06-17 Listed $59,000 METROMLS
• 2016-05-22 Listing Removed — METROMLS
• 2015-06-12 Listed $54,900 METROMLS

Property tax history

+2.7%/yr

Latest (2025): $1,221 · +20.8% YoY. Source: county tax records.