253 Tower Heights Ct Unit 1&2 · Prescott, WI 54021

$349,900

6 bd · 2.0 ba · 2,250 sqft · MultiFamily · 62 Days on market

Built 1975 Good condition 0.77 ac lot ↓ 7% since listing

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Why this score? — see what drove the D 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 +14.5/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great Investment Opportunity for a cash flowing Duplex! This Duplex Home offers a warm, inviting presence and peaceful wooded surroundings!! Each Unit is currently occupied and has been recently updated; separately metered for Utilities and features 3 Bedrooms/1 Bath, Kitchen; Laundry along with spacious Decks that runs the length of the Duplex. Two Car Attached Garage w/ ample storage & parking. New landscaping & regrading, sewer line & lift station and Lower Level legal egress window to add 3rd Bedroom. Set among mature trees with Ravine running through this large City Lot at end of road! Schedule your Showing Today!!

Key facts

• Duplex home
• New landscaping
• Recently updated

Tags

• DUPLEX HOME
• RECENTLY UPDATED
• SPACIOUS DECKS
• TWO CAR ATTACHED GARAGE
• AMPLE STORAGE
• NEW LANDSCAPING

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Duplex (multi-family); Estimated finished area between 2,001 and 2,500 sq ft; Finished above grade and below grade living space included
• Construction: Block foundation (basement); Wood construction
• Exterior features: Wood exterior; Deck; Lot approximately 0.77 acres; Zoned residential

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Forced air heat; Central air; Natural gas heat
• Interior features: Circuit breakers; Finished walk-out basement with block construction
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $78 ($940/yr) — positive. Per door: $39/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (9.7% below list).
• Recommended offer: $316k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.3% in Prescott — 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 74/100 on livability (#168 in WI, #4,459 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Prescott School District (town): math 48% / reading 51% proficiency, ranked #47 of 342 in WI (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Malone Elementary (math 67% / reading 56%, grade B, #95 of 1,041 statewide, top 9%, 460 students, 21% FRL); Prescott Middle (math 35% / reading 47%, grade F, #139 of 383 statewide, top 37%, 275 students, 20% FRL); Prescott High (math 42% / reading 52%, grade D-, #50 of 483 statewide, top 11%, 430 students, 14% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: 42 active listings in the ZIP; 191 units permitted in Pierce 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.
• Pierce County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Recommended offer $316,000 (9.7% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-51,663
• Equity at exit: $52,171

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-38,370
• Equity at exit: $30,253

Cash invested: $97,972 (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 54021

• Active inventory: 42
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $3,160 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $78

Break-even live

Break-even rent $3,061

Max offer price $349,900

Occupancy floor 93%

Sensitivity live

Price	-10% $320	-5% $199	+0% $78	+5% $-43	+10% $-163
Rent	-10% $-171	-5% $-47	+0% $78	+5% $203	+10% $328
Rate	-1.0pp $255	-0.5pp $167	base $78	+0.5pp $-12	+1.0pp $-105

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,160
Total (2 units)			$3,160

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   statusdays on market $349,900 Pending 62 DOM
2. 2026-06-01
   days on market $349,900 Contingent 61 DOM
3. 2026-05-31
   days on market $349,900 Contingent 60 DOM
4. 2026-05-11
   historical Contingent
5. 2026-04-27
   price $349,900
6. 2026-04-16
   price $360,000
7. 2026-04-01
   listed $375,000 Active

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

Taxation est. · year 1

• Rental income: $37,920
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,034
• − Management: −$3,034
• − Depreciation: −$10,179
• Taxable loss: −$4,924
• Est. tax savings @ 24.0%: +$1,182
• After-tax cash flow: $2,122/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, recently updated duplex offers a good investment opportunity with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and grading — Improves curb appeal and adds value
• Both New flooring in bathrooms — Enhances aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and grading — Improves curb appeal and adds value ↑
• Both New flooring in bathrooms — Enhances aesthetics and functionality ↑

ⓘ 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: Prescott School District
• NCES district ID: 5512240
• Math proficiency: 48% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $79,628
• Composite: 45.2/100
• National rank: #2673
• State rank: #47 of 342 in WI

Livability — Prescott

• Score: 74/100
• State rank: #168
• US rank: #4459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, WI
• Population (ZIP): 7,341

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 41,245 people
• By 2030: 40,340 · -2.2%
• By 2040: 37,649 · -8.7%
• By 2050: 34,595 · -16.1%
• By 2075: 29,067 · -29.5%
• By 2100: 25,183 · -38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 11% Romanian 3% Scottish 2%
• Foreign-born: 2% · China
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Pierce

• 2024 margin: R (+16.8) · D 40.2% · R 56.9% · Other 2.9%
• 2008→2024 swing: -25.8pp toward R · 2008: 9.0pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+12.9 2016: R+13.7 2012: R+0.8 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.38%
• Current HPI: 208.9714
• 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

-6.7% since first listed

4 events — show timeline

• 2026-05-11 Contingent — RANWW
• 2026-04-27 Price Changed $349,900 RANWW
• 2026-04-16 Price Changed $360,000 RANWW
• 2026-04-01 Listed $375,000 RANWW