1605 28th St · Hazel Green, WI 53811

$85,000

3 bd · 1.5 ba · 1,072 sqft · SingleFamily · 18 Days on market

Built 1955 5,662 sqft lot $79/sqft · 44% below area Est $151k · 44% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +7.5/10.0
• Appreciation +6.9/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great 3 bedroom 1.5 bath home located at end of quiet dead street. Hardwood floors all bedrooms and baths on main level. Home has a nice back deck with farm/country views. Has built in under large one car garage, and ample storage in basement. Home has a potential to finish a walk up attic for addition living space.

Key facts

• Large deck
• Formal dining room
• Walk up attic

Tags

• FORMAL DINING ROOM
• LIVING ROOM
• WALK UP ATTIC
• FULL UNFINISHED BASEMENT
• ENCLOSED ENTRY PORCH
• LARGE DECK

Property features AI

Finance

• Other: Information sourced from assessor/public records

Exterior

• Parking: Attached 1-car garage built in under the home
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home; 1 story; Finished above-grade living space approximately 1,072
• Construction: Zoned residential; Lot size approximately 0.13 acres
• Exterior features: Deck; Aluminum/steel exterior

Interior

• Kitchen: Refrigerator; Dishwasher; Kitchen on main level (approximately 9 x 13)
• Bedrooms: Master bedroom (Main) approximately 10 x 12; Bedroom 2 (Main) approximately 9 x 12; Bedroom 3 (Main) approximately 9 x 12
• Bathrooms: One full bathroom; One half bathroom; At least one tub; No master bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-up attic; High-speed internet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#331 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Southwestern Wisconsin School District (rural): math 49% / reading 39% proficiency, ranked #107 of 342 in WI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southwestern Wisconsin Elementary (math 57% / reading 47%, grade C-, #215 of 1,041 statewide, top 23%, 263 students, 30% FRL); Southwestern Wisconsin Community Middle (math 42% / reading 37%, grade F, #153 of 383 statewide, top 42%, 106 students, 34% FRL); Southwestern Wisconsin High (math 44% / reading 34%, grade F, #99 of 483 statewide, top 24%, 160 students, 28% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 120 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $3k appreciation (3.9% local appreciation)).
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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: property tax is 2.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.25% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 6.6

CMA / ARV

• ARV (median comp): $150,666
• List price: $85,000
• Delta: -43.58%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 28th St	0.00mi	3/1.5	1,072 (0%)	1mo	$80,000	$75	99
1710 23rd St	0.24mi	2/1.0 (-1)	1,056 (-2%)	24mo	$80,000	$76	59
1520 20th St	0.39mi	3/1.5	1,200 (+12%)	8mo	$100,000	$83	55
2425 Scrabble Creek Dr	0.67mi	3/1.0	1,104 (+3%)	12mo	$250,000	$226	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.02×
• Total profit: $24,326
• Equity at exit: $42,335

10-year hold

• IRR: 18.0%
• Equity multiple: 3.85×
• Total profit: $67,883
• Equity at exit: $68,643

Cash invested: $23,800 (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 53811

• Home prices YoY: 1.9%
• Active inventory: 25
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $159

Break-even live

Break-even rent $864

Max offer price $85,000

Occupancy floor 80%

Sensitivity live

Price	-10% $207	-5% $183	+0% $159	+5% $135	+10% $111
Rent	-10% $75	-5% $117	+0% $159	+5% $201	+10% $243
Rate	-1.0pp $202	-0.5pp $181	base $159	+0.5pp $137	+1.0pp $115

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-11
   status Pending 611-char remark
2. 2026-04-20
   listed $85,000 Active 611-char remark
3. 2017-05-01
   soldstatus $80,000
4. 2017-04-27
   soldstatus $80,000 317-char remark

   Show marketing remark (317 chars)

   Great 3 bedroom 1.5 bath home located at end of quiet dead street. Hardwood floors all bedrooms and baths on main level. Home has a nice back deck with farm/country views. Has built in under large one car garage, and ample storage in basement. Home has a potential to finish a walk up attic for addition living space.

5. 2017-02-28
   listed $80,000 317-char remark

   Show marketing remark (317 chars)

   Great 3 bedroom 1.5 bath home located at end of quiet dead street. Hardwood floors all bedrooms and baths on main level. Home has a nice back deck with farm/country views. Has built in under large one car garage, and ample storage in basement. Home has a potential to finish a walk up attic for addition living space.

6. 2010-10-29
   soldstatus $70,000
7. 2004-10-06
   soldstatus $58,000
8. 2000-04-12
   soldstatus $47,000

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $2,415 · $201/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 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: $12,785
• − Mortgage interest: −$4,761
• − Property taxes: −$2,415
• − Insurance: −$425
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,473
• Taxable income: $665
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $1,751/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: Southwestern Wisconsin School District
• NCES district ID: 5506300
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $53,715
• Composite: 38.21/100
• National rank: #4254
• State rank: #107 of 342 in WI

Livability — Hazel Green

• Score: 69/100
• State rank: #331
• US rank: #8536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Green, WI
• Population (ZIP): 3,064

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 2% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▲ 3.85%
• Current HPI: 201.7269
• 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

+70.2% since first listed

9 events — show timeline

• 2026-05-29 Sold (MLS) $80,000 SCWMLS
• 2026-05-11 Pending — SCWMLS
• 2026-04-20 Listed $85,000 SCWMLS
• 2017-05-01 Sold (Public Records) $80,000 Public Records
• 2017-04-27 Sold (MLS) $80,000 ECIMLS
• 2017-02-28 Listed $80,000 ECIMLS
• 2010-10-29 Sold (Public Records) $70,000 Public Records
• 2004-10-06 Sold (Public Records) $58,000 Public Records
• 2000-04-12 Sold (Public Records) $47,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,415 · +42.9% YoY. Source: county tax records.