7401 Century Pl Unit 103B · Middleton, WI 53562

$175,000

1 bd · 1.0 ba · 980 sqft · Condo · 74 Days on market

Built 1981 Good condition $179/sqft · 34% below area Est $265k · 34% under $280/mo HOA · 18% of rent ↓ 20% 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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Schools +4.9/10.0
• Livability +4.5/5.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh, modern, and completely turnkey! This beautifully updated Middleton condo features renovations throughout, offering a clean, move-in ready space you'll love coming home to. includes a dedicated storage unit for added convenience. Set in a vibrant, going community close to shopping, dining, and more- this is low-maintenance living at its best. (Free off-street parking, too!)

Key facts

• $280 HOA
• Parking
• Built 1981

Tags

• DEDICATED STORAGE UNIT
• LOW MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (9.3% below list).
• Recommended offer: $141k (19.5% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 1.8% in Middleton — 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 91/100 on livability (#5 in WI, #61 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living D.
• Middleton-Cross Plains Area School District (suburban): math 52% / reading 56% proficiency, ranked #36 of 342 in WI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Northside Elementary (math 57% / reading 52%, grade C, #166 of 1,041 statewide, top 20%, 345 students, 10% FRL); Kromrey Middle (math 51% / reading 59%, grade B-, #34 of 383 statewide, top 9%, 1,191 students, 21% FRL); Middleton High (math 49% / reading 57%, grade C-, #29 of 483 statewide, top 6%, 2,309 students, 18% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,519 units permitted in Dane County in 2024 (3,978 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 $5k 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 74 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,864 (19.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 0.91% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 9.2

CMA / ARV

• ARV (median comp): $265,291
• List price: $175,000
• Delta: -34.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-43,266
• Equity at exit: $26,093

10-year hold

• IRR: -22.7%
• Equity multiple: -0.15×
• Total profit: $-56,554
• Equity at exit: $15,131

Cash invested: $49,000 (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 53562

• Rents YoY: 3.0%
• Active inventory: 221
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$280
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-236

Break-even live

Break-even rent $1,885

Max offer price $140,864

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-175	+0% $-236	+5% $-296	+10% $-357
Rent	-10% $-361	-5% $-299	+0% $-236	+5% $-173	+10% $-111
Rate	-1.0pp $-148	-0.5pp $-191	base $-236	+0.5pp $-281	+1.0pp $-327

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7628 Lisa Ln Middleton, WI	1.0–3.0	1.0–2.5	997	$1,591	$1.59	15d	22	0.27mi
3700 Parmenter St Middleton, WI	2.0	1.0–2.0	847	$1,740	$2.05	15d	35	0.30mi
3725 Tribeca Dr Unit 108 Middleton, WI	—	1.0	561	$1,319	$2.35	25d	1	0.33mi
3750 Parmenter St Apt 206 Middleton, WI	1.0	1.0	795	$1,575	$1.98	25d	1	0.34mi
3750 Parmenter St Unit 113 Middleton, WI	—	1.0	538	$1,357	$2.52	25d	1	0.34mi
3750 Parmenter St Unit 309 Middleton, WI	1.0	1.0	795	$1,522	$1.91	15d	1	0.34mi
3750 Parmenter St Unit 114 Middleton, WI	1.0	1.0	771	$1,561	$2.02	25d	1	0.34mi
3001 Parmenter St Middleton, WI	1.0–2.0	1.0–2.0	1048	$1,610	$1.54	15d	4	0.35mi
3725 Tribeca Dr Unit 209 Middleton, WI	1.0	1.0	834	$1,599	$1.92	25d	1	0.38mi
3725 Tribeca Dr Apt 310 Middleton, WI	1.0	1.0	795	$1,587	$2.00	25d	1	0.38mi
3725 Tribeca Dr Unit 320 Middleton, WI	1.0	1.0	795	$1,400	$1.76	25d	1	0.38mi
3725 Tribeca Dr Unit 214 Middleton, WI	1.0	1.0	1003	$1,895	$1.89	25d	1	0.38mi
3725 Tribeca Dr Apt 114 Middleton, WI	1.0	1.0	1003	$1,805	$1.80	25d	1	0.38mi
2409 Parmenter St Middleton, WI	3.0	1.0–2.0	958	$1,839	$1.92	15d	14	0.70mi
7523 Rohlich Ct Middleton, WI	2.0	1.0	900	$1,550	$1.72	15d	2	0.86mi
7450 North Ave Middleton, WI	2.0	1.0	1108	$2,400	$2.17	15d	1	0.88mi
2612 Branch St Middleton, WI	1.0	1.0	555	$1,350	$2.43	23d	4	0.98mi
2644 Branch St Middleton, WI	1.0–3.0	1.0–2.0	963	$1,595	$1.66	15d	11	0.99mi
4411 High Rd Middleton, WI	2.0	1.0–2.0	903	$2,075	$2.30	15d	68	1.10mi
2615 Amherst Rd Middleton, WI	1.0–3.0	1.0–1.5	856	$1,200	$1.40	15d	28	1.15mi
7609 Elmwood Ave Apt 410 Middleton, WI	1.0	1.0	794	$1,885	$2.37	15d	1	1.15mi
7609 Elmwood Ave Unit 412 Middleton, WI	1.0	1.0	794	$1,902	$2.40	25d	1	1.15mi
7551 Hubbard Ave Middleton, WI	2.0	1.0–2.0	944	$2,162	$2.29	25d	36	1.16mi
7611 Elmwood Ave Unit 502 Middleton, WI	—	1.0	531	$1,550	$2.92	25d	1	1.17mi
7611 Elmwood Ave Apt 309 Middleton, WI	—	1.0	554	$1,611	$2.91	25d	1	1.17mi
7611 Elmwood Ave Apt 503 Middleton, WI	1.0	1.0	771	$2,087	$2.71	25d	1	1.17mi
7022 Hubbard Ave Unit 7022-02 Middleton, WI	2.0	1.0	612	$1,200	$1.96	15d	1	1.18mi
1800 Parmenter St Unit 224 Middleton, WI	1.0	1.0	768	$1,899	$2.47	15d	1	1.20mi
1800 Parmenter St Apt 214 Middleton, WI	—	1.0	579	$1,524	$2.63	25d	1	1.20mi
1800 Parmenter St Unit 217 Middleton, WI	—	1.0	579	$1,514	$2.61	25d	1	1.20mi
1800 Parmenter St Unit 322 Middleton, WI	—	1.0	579	$1,606	$2.77	25d	1	1.20mi
7600 Terrace Ave Apt 214 Middleton, WI	1.0	1.0	778	$1,716	$2.21	25d	1	1.20mi
7600 Terrace Ave Unit 314 Middleton, WI	1.0	1.0	778	$1,958	$2.52	25d	1	1.20mi
7710 Terrace Ave Middleton, WI	1.0–2.0	1.0–2.0	957	$1,705	$1.78	25d	6	1.22mi
6100 Lake St Middleton, WI	1.0–2.0	1.0–2.0	995	$1,695	$1.70	15d	6	1.33mi
6604 Elmwood Ave Apt 108 Middleton, WI	1.0	1.0	655	$1,475	$2.25	15d	1	1.37mi
5923 Century Ave Middleton, WI	2.0	1.0	1000	$1,600	$1.60	15d	1	1.41mi
6509 University Ave Middleton, WI	1.0	1.0	540	$1,618	$3.00	25d	2	1.44mi
5700 Highland Way Unit 5760 114 Middleton, WI	1.0	1.0	675	$1,250	$1.85	15d	1	1.48mi
5700 Highland Way Unit 5790 101 Middleton, WI	1.0	1.0	730	$1,350	$1.85	15d	1	1.48mi

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $175,000 Active 74 DOM
2. 2026-06-18
   days on market $175,000 Active 71 DOM
3. 2026-06-17
   days on market $175,000 Active 70 DOM
4. 2026-06-16
   days on market $175,000 Active 69 DOM
5. 2026-06-15
   days on market $175,000 Active 68 DOM
6. 2026-06-14
   days on market $175,000 Active 66 DOM
7. 2026-06-13
   days on market $175,000 Active 65 DOM
8. 2026-06-10
   days on market $175,000 Active 63 DOM
9. 2026-06-09
   days on market $175,000 Active 62 DOM
10. 2026-06-08
    days on market $175,000 Active 61 DOM
11. 2026-06-07
    days on market $175,000 Active 60 DOM
12. 2026-06-05
    days on market $175,000 Active 57 DOM
13. 2026-06-03
    days on market $175,000 Active 56 DOM
14. 2026-06-02
    days on market $175,000 Active 55 DOM
15. 2026-06-01
    days on market $175,000 Active 54 DOM
16. 2026-05-31
    days on market $175,000 Active 53 DOM
17. 2026-05-31
    days on market $175,000 Active 52 DOM
18. 2026-05-08
    price $199,000 382-char remark

    Show marketing remark (382 chars)

    Fresh, modern, and completely turnkey! This beautifully updated Middleton condo features renovations throughout, offering a clean, move-in ready space you'll love coming home to. includes a dedicated storage unit for added convenience. Set in a vibrant, going community close to shopping, dining, and more- this is low-maintenance living at its best. (Free off-street parking, too!)

19. 2026-04-14
    price $205,000 382-char remark

    Show marketing remark (382 chars)

    Fresh, modern, and completely turnkey! This beautifully updated Middleton condo features renovations throughout, offering a clean, move-in ready space you'll love coming home to. includes a dedicated storage unit for added convenience. Set in a vibrant, going community close to shopping, dining, and more- this is low-maintenance living at its best. (Free off-street parking, too!)

20. 2026-04-08
    listed $250,000 Active 382-char remark

    Show marketing remark (382 chars)

    Fresh, modern, and completely turnkey! This beautifully updated Middleton condo features renovations throughout, offering a clean, move-in ready space you'll love coming home to. includes a dedicated storage unit for added convenience. Set in a vibrant, going community close to shopping, dining, and more- this is low-maintenance living at its best. (Free off-street parking, too!)

ⓘ 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: $19,040
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − HOA: −$3,360
• − Depreciation: −$5,091
• Taxable loss: −$5,760
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $-1,449/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

Good 80/100 Cosmetic rehab

This beautifully updated Middleton condo is move-in ready with fresh paint, updated kitchens and bathrooms, and a well-maintained exterior. It offers a clean, modern living space with low-maintenance living at its best.

Value-add opportunities

• Both Painting exterior — Fresh paint can enhance curb appeal and value
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Both Replace air conditioning unit — A new air conditioning unit can improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Fresh paint can enhance curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both Replace air conditioning unit — A new air conditioning unit can improve comfort and energy efficiency ↑

ⓘ 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: Middleton-Cross Plains Area School District
• NCES district ID: 5509510
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 56% ▼ -4.00%
• Median HH income: $75,614
• Composite: 48.54/100
• National rank: #2116
• State rank: #36 of 342 in WI

Livability — Middleton

• Score: 91/100
• State rank: #5
• US rank: #61

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middleton, WI
• County: Dane County · 506,461 people
• City population: 29,790
• Metro: Madison, WI
• Population (ZIP): 29,790
• Household income: $101,381
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 911.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 9% Asian 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Romanian 5% Slovak 3%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 87% English-only · Spanish 5% Chinese 2% Other Asian/Pacific 2%

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: ▼ -360.72%
• Current HPI: 285.5796
• Rent YoY: ▲ 2.95%
• 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

-20.4% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $199,000 METROMLS
• 2026-04-14 Price Changed $205,000 METROMLS
• 2026-04-08 Listed $250,000 METROMLS