2027 E Washington Ave · Madison, WI 53704

$650,000

3 bd · 4.0 ba · 2,068 sqft · MultiFamily public records · 50 Days on market

Built 1904 10,454 sqft lot Est $750k · 13% under ↓ 4% 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 +21.8/30.0
• ARV discount +13.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Fully remodeled 4 unit just minutes from the Capitol Square. Building includes one 2 bed, one 1 bed and two studios. Ample dedicated parking in back. Published rents include utility and pet fees. Unit 1 - $1,925 thru 7-31-26, Unit 2 - $1,100 thru 6-30-26 (moved out early), Unit 3 - $1,645 thru 5-31-27, Unit 4 - $1,355 thru 5-31-27. On site coin operated laundry & landlord currently pays all utilities. In place annual income is $73,236. Seller's preferred closing date is on or before 7/31/2026.

Key facts

• Fully remodeled
• 0.24 acre lot
• Parking

Tags

• FULLY REMODELED
• AMPLE DEDICATED PARKING
• ON SITE COIN OPERATED LAUNDRY

Property features AI

Finance

• Other: Seller-owned items included with sale; tenant personal property excluded
• Financial info: 4-unit building

Exterior

• Parking: One outside parking space
• Utilities: Municipal water; Municipal sewer; Natural gas; Radiant/electric heating/cooling
• Home design: Multi-family property; 2-story building (1-2 stories listed)
• Construction: Improvement value recorded (public record); Zoning: TRV1
• Exterior features: Aluminum/steel siding; Other exterior material

Interior

• Kitchen: Seller-owned on-site appliances included
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: studio/zero-bedroom; Unit 3: 1 bedroom; Unit 4: studio/zero-bedroom
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath; Unit 3: 1 full bath; Unit 4: 1 full bath
• Interior features: Full basement
• Laundry & utility: Seller-owned HVAC; Seller-owned water heater(s); Seller-owned water softener(s)

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 3×1bd/1ba units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $252/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $650k).
• Recommended offer: $630k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.4% in Madison — 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 84/100 on livability (#39 in WI, #819 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Madison Metropolitan School District (urban): math 35% / reading 40% proficiency, ranked #193 of 342 in WI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East High (math 32% / reading 42%, grade F, #123 of 483 statewide, top 28%, 1,649 students, 55% FRL).
• Market conditions: Rents rising (+1.1%/yr); 141 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 5,519 units permitted in Dane County in 2024 (3,978 in 5+ unit buildings).
• At $6,812/mo this rent would consume 110% of the median local household income ($74k/yr) (locally 2064% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Dane County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $630,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (median comp): $750,326
• List price: $650,000
• Delta: -13.37%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.71×
• Total profit: $-53,687
• Equity at exit: $96,917

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-13,529
• Equity at exit: $56,200

Cash invested: $182,000 (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 53704

• Rents YoY: 1.1%
• Active inventory: 141
• Price-to-rent: 26.8×

Monthly cashflow live

• Estimated rent: $6,812 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$695 /mo · $8,341/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,431
• Net cashflow: $1,007

Break-even live

Break-even rent $5,537

Max offer price $650,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,024
▸ 3× units	1	1	$4,788
Total (4 units)			$6,812

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 Lane St Madison, WI	3.0	1.0–2.0	1401	$4,944	$3.53	13d	139	0.59mi
1050 E Washington Ave Madison, WI	3.0	1.0–2.0	1036	$3,750	$3.62	13d	16	1.00mi
905 Huxley St Madison, WI	1.0–4.0	1.0–2.0	1053	$1,943	$1.84	13d	20	1.03mi
1024 Sherman Ave Madison, WI	3.0	2.0	2200	$3,995	$1.82	43d	1	1.09mi
10 S Paterson St Madison, WI	3.0	1.0–2.5	1020	$6,450	$6.32	13d	64	1.21mi
418 Russell Walk Madison, WI	4.0	1.0	1787	$2,000	$1.12	43d	1	1.28mi
110 N Livingston St Madison, WI	3.0	1.0–2.0	1033	$3,959	$3.83	13d	11	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $650,000 Active 50 DOM
2. 2026-06-17
   days on market $650,000 Active 49 DOM
3. 2026-06-16
   remarks 500-char remark
4. 2026-06-16
   days on market $650,000 Active 48 DOM
5. 2026-06-15
   days on market $650,000 Active 47 DOM
6. 2026-06-14
   days on market $650,000 Active 45 DOM
7. 2026-06-13
   pricedays on market $650,000 Active 44 DOM
8. 2026-06-10
   days on market $676,000 Active 42 DOM
9. 2026-06-09
   days on market $676,000 Active 41 DOM
10. 2026-06-08
    days on market $676,000 Active 40 DOM
11. 2026-06-07
    days on market $676,000 Active 39 DOM
12. 2026-06-03
    days on market $676,000 Active 35 DOM
13. 2026-06-02
    days on market $676,000 Active 34 DOM
14. 2026-06-01
    days on market $676,000 Active 33 DOM
15. 2026-05-31
    days on market $676,000 Active 32 DOM
16. 2026-05-31
    days on market $676,000 Active 31 DOM
17. 2026-04-29
    listed $676,000 Active 497-char remark
18. 2022-07-29
    soldstatus $680,000

ⓘ 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: $8,341 · $695/mo
• Projected year-2 tax: $10,183 · $849/mo
• Expected delta: +$1,842/yr (+$153/mo · 22.1%)

ⓘ 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 · 14 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: $81,744
• − Mortgage interest: −$36,410
• − Property taxes: −$8,341
• − Insurance: −$3,250
• − Repairs & maintenance: −$6,540
• − Management: −$6,540
• − Depreciation: −$18,909
• Taxable income: $1,754
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $11,661/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: Madison Metropolitan School District
• NCES district ID: 5508520
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $51,654
• Composite: 32.56/100
• National rank: #5686
• State rank: #193 of 342 in WI

Livability — Madison

• Score: 84/100
• State rank: #39
• US rank: #819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison, WI
• County: Dane County · 506,461 people
• City population: 301,931
• Metro: Madison, WI
• Population (ZIP): 46,730
• Household income: $74,034
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 2064.0

Population outlook (Dane County) Hauer SSP2

• Today (2025): 610,707 people
• By 2030: 654,875 · +7.2%
• By 2040: 740,480 · +21.2%
• By 2050: 826,188 · +35.3%
• By 2075: 1,040,574 · +70.4%
• By 2100: 1,168,084 · +91.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 13% Black 11% Hispanic / Latino 10% Asian 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 6% Romanian 4% Italian 3%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Dane

• 2024 margin: Solid D (+51.7) · D 75.1% · R 23.4% · Other 1.5%
• 2008→2024 swing: +4.7pp toward D · 2008: 47.0pp · 2024: 51.7pp
• All cycles: 2024: D+51.7 2020: D+52.6 2016: D+48.0 2012: D+43.6 2008: D+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -440.26%
• Current HPI: 293.4723
• Rent YoY: ▲ 1.14%
• Metro: Madison, WI
• 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

-4.4% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $650,000 SCWMLS
• 2026-04-29 Listed $676,000 SCWMLS
• 2022-07-29 Sold (Public Records) $680,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $8,341 · +19.2% YoY. Source: county tax records.