205 N Chestnut St · Platteville, WI 53818

$149,500

4 bd · 1.0 ba · 1,382 sqft · SingleFamily · 90 Days on market

Built 1905 Fair condition 3,920 sqft lot $108/sqft · 8% below area Est $163k · 8% 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 +25.0/30.0
• ARV discount +11.2/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located 4 bedroom four square two story home close to downtown and UW-Platteville. New roof and siding after 2025 hail storm. Potential galore with this one including a rocking chair front porch to watch the world go by, an enclosed back porch, a front entry foyer with a spindled staircase to the upstairs, a formal dining room with a built in china hutch, wood floors throughout, and a walk up attic. Sellers are currently finishing putting a fresh coat of paint on the interior and exterior, including the garage. Painting to be completed prior to closing. Easy to maintain corner lot. Currently vacant but has had an excellent past rental history. There is a graveled parking area to the north of the detached garage.

Key facts

• Enclosed back porch
• Front entry foyer
• New siding

Tags

• NEW ROOF
• NEW SIDING
• ROCKING CHAIR FRONT PORCH
• ENCLOSED BACK PORCH
• FRONT ENTRY FOYER
• SPINDLED STAIRCASE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $326 ($4k/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: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.6% in Platteville — 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 80/100 on livability (#57 in WI, #1,617 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment D-.
• Platteville School District (town): math 52% / reading 42% proficiency, ranked #85 of 342 in WI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 120 units permitted in Grant County in 2024 (0 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.
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $162,839
• List price: $149,500
• Delta: -8.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 N Bonson St	0.08mi	4/1.0	1,424 (+3%)	1mo	$151,900	$107	91
225 N Water St	0.27mi	3/1.0 (-1)	1,332 (-4%)	5mo	$80,000	$60	72
250 E Dewey St	0.39mi	3/2.0 (-1)	1,360 (-2%)	1mo	$190,000	$140	69
40 Lewis St	0.21mi	3/1.5 (-1)	1,456 (+5%)	7mo	$205,000	$141	68
500 S Court St	0.47mi	4/1.5	1,295 (-6%)	2mo	$205,000	$158	64
480 W Cedar St	0.19mi	3/1.0 (-1)	1,200 (-13%)	1mo	$173,000	$144	63
725 Jefferson St	0.50mi	3/1.0 (-1)	1,411 (+2%)	6mo	$57,500	$41	63
580 N Water St	0.43mi	4/2.0	1,308 (-5%)	9mo	$246,300	$188	60
715 Sickle St	0.35mi	3/1.5 (-1)	1,491 (+8%)	6mo	$259,000	$174	59
620 N Elm St	0.30mi	3/2.0 (-1)	1,540 (+11%)	1mo	$237,500	$154	57
640 Straw Ave	0.57mi	3/2.0 (-1)	1,404 (+2%)	9mo	$235,000	$167	54
355 Elmer St	0.43mi	3/1.5 (-1)	1,488 (+8%)	9mo	$225,000	$151	52

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,459
• Equity at exit: $22,291

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $23,799
• Equity at exit: $12,926

Cash invested: $41,860 (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 53818

• Active inventory: 49
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $326

Break-even live

Break-even rent $1,308

Max offer price $149,500

Occupancy floor 76%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
755 Washington St Platteville, WI	4.0	2.0	1512	$1,720	$1.14	43d	1	0.52mi
685 Camp St Platteville, WI	4.0	2.0	1512	$1,720	$1.14	43d	1	0.53mi
687 Camp St Platteville, WI	4.0	2.0	1512	$1,720	$1.14	43d	1	0.53mi

Listing history 16 events

1. 2026-06-16
   status $149,500 Pending 90 DOM
2. 2026-06-15
   days on market $149,500 Active 90 DOM
3. 2026-06-15
   days on market $149,500 Active 89 DOM
4. 2026-06-13
   days on market $149,500 Active 88 DOM
5. 2026-06-12
   days on market $149,500 Active 87 DOM
6. 2026-06-09
   days on market $149,500 Active 84 DOM
7. 2026-06-08
   days on market $149,500 Active 83 DOM
8. 2026-06-08
   days on market $149,500 Active 82 DOM
9. 2026-06-05
   days on market $149,500 Active 80 DOM
10. 2026-06-03
    days on market $149,500 Active 78 DOM
11. 2026-06-02
    days on market $149,500 Active 77 DOM
12. 2026-06-01
    days on market $149,500 Active 76 DOM
13. 2026-05-31
    days on market $149,500 Active 75 DOM
14. 2026-04-20
    price $149,500 734-char remark

    Show marketing remark (734 chars)

    Conveniently located 4 bedroom four square two story home close to downtown and UW-Platteville. New roof and siding after 2025 hail storm. Potential galore with this one including a rocking chair front porch to watch the world go by, an enclosed back porch, a front entry foyer with a spindled staircase to the upstairs, a formal dining room with a built in china hutch, wood floors throughout, and a walk up attic. Sellers are currently finishing putting a fresh coat of paint on the interior and exterior, including the garage. Painting to be completed prior to closing. Easy to maintain corner lot. Currently vacant but has had an excellent past rental history. There is a graveled parking area to the north of the detached garage.

15. 2026-03-27
    price $159,900 734-char remark

    Show marketing remark (734 chars)

    Conveniently located 4 bedroom four square two story home close to downtown and UW-Platteville. New roof and siding after 2025 hail storm. Potential galore with this one including a rocking chair front porch to watch the world go by, an enclosed back porch, a front entry foyer with a spindled staircase to the upstairs, a formal dining room with a built in china hutch, wood floors throughout, and a walk up attic. Sellers are currently finishing putting a fresh coat of paint on the interior and exterior, including the garage. Painting to be completed prior to closing. Easy to maintain corner lot. Currently vacant but has had an excellent past rental history. There is a graveled parking area to the north of the detached garage.

16. 2026-03-16
    listed $164,900 Active 734-char remark

    Show marketing remark (734 chars)

    Conveniently located 4 bedroom four square two story home close to downtown and UW-Platteville. New roof and siding after 2025 hail storm. Potential galore with this one including a rocking chair front porch to watch the world go by, an enclosed back porch, a front entry foyer with a spindled staircase to the upstairs, a formal dining room with a built in china hutch, wood floors throughout, and a walk up attic. Sellers are currently finishing putting a fresh coat of paint on the interior and exterior, including the garage. Painting to be completed prior to closing. Easy to maintain corner lot. Currently vacant but has had an excellent past rental history. There is a graveled parking area to the north of the detached garage.

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,640
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$748
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$4,349
• Taxable income: $1,624
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $3,518/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations, focusing on the kitchen and exterior. Painting and updating the kitchen will significantly enhance its value.

Repairs flagged

• Major Kitchen appliances — Old and outdated
• Major Kitchen countertops — Simple and outdated

Value-add opportunities

• Resale New kitchen appliances — Modern appliances will attract more buyers
• Resale New kitchen countertops — Modern countertops will enhance the kitchen's appeal
• Both Painting — Fresh paint will improve the home's curb appeal and interior condition

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and outdated	Major	$15,000–50,000
Kitchen countertops · Simple and outdated	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances will attract more buyers ↑
• Resale New kitchen countertops — Modern countertops will enhance the kitchen's appeal ↑
• Both Painting — Fresh paint will improve the home's curb appeal and interior condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Platteville School District
• NCES district ID: 5511850
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $44,913
• Composite: 39.87/100
• National rank: #3863
• State rank: #85 of 342 in WI

Livability — Platteville

• Score: 80/100
• State rank: #57
• US rank: #1617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Platteville, WI
• City population: 15,843
• Population (ZIP): 15,843

Population outlook (Grant County) Hauer SSP2

• Today (2025): 53,982 people
• By 2030: 55,104 · +2.1%
• By 2040: 57,353 · +6.2%
• By 2050: 59,315 · +9.9%
• By 2075: 65,496 · +21.3%
• By 2100: 66,508 · +23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 3% Black 3% Two or more races 3% Asian 2%
• Common ancestry: Portuguese 7% Romanian 5% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Grant

• 2024 margin: R (+18.2) · D 40.2% · R 58.4% · Other 1.3%
• 2008→2024 swing: -42.0pp toward R · 2008: 23.9pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+12.3 2016: R+9.6 2012: D+13.7 2008: D+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.66%
• Current HPI: 189.3094
• 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

-9.3% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $149,500 SCWMLS
• 2026-03-27 Price Changed $159,900 SCWMLS
• 2026-03-16 Listed $164,900 SCWMLS