2120 S Riverside Dr #4 · Beloit, WI 53511

$33,000

2 bd · 1.0 ba · 784 sqft · SingleFamily · 10 Days on market

Built 1995 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Personal Property Sale Only - No Land Included - Don't miss this opportunity to own a charming two bedroom home in the highly sought-after Rock River Shores Manufactured Home Community in Beloit. Nestled along the scenic Rock River, this professionally managed community offers a peaceful, park like setting with beautiful surroundings and a welcoming atmosphere. Residents can enjoy available dock spaces for convenient river access, as well as a shared gazebo that's perfect for relaxing or hosting small gatherings with family and friends. Site rent is $415/month. Buyers can complete an application for residency online at www. pvpwi.com.

Key facts

• Dock spaces
• Shared gazebo
• Built 1995

Tags

• DOCK SPACES
• SHARED GAZEBO

Property features AI

Finance

• Other: Inclusions: range, refrigerator, washer, dryer, and utility shed; Exclusions: seller's personal property

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Single-family property; One-story layout (main-level living)
• Construction: 784 finished above-grade square feet (estimated range 751–1000)
• Exterior features: Vinyl exterior; Zoned R5

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the main level (approximately 12 x 12); Second bedroom on the main level (approximately 8 x 12)
• Bathrooms: One full bathroom (master bedroom has a full bath)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Living room on the main level; Kitchen on the main level; No basement (slab foundation)
• Laundry & utility: Washer and dryer included; Utility shed

🏷️ Possibly a rental listed for sale. The $33,000 price doesn't fit this home's estimated sale value (~$130,144) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $33k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Cap rate 30.2% vs local median 3.5% in Beloit — 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 70/100 on livability (#283 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, schools F, amenities F.
• Beloit Turner School District (suburban): math 32% / reading 38% proficiency, ranked #216 of 342 in WI (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.0%/yr); 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 629 units permitted in Rock County in 2024 (263 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $228 of loan paydown is wiped out by about $990 of value loss. Plan a longer hold.
• Rock County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $33,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.40% ✓
• Cap rate: 30.24%
• Cash-on-cash: 85.54%
• DSCR: 4.81
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $130,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Jean Ellen Dr	0.50mi	2/1.0	768 (-2%)	0mo	$75,000	$98	73
2114 S Park Ave	0.44mi	2/1.0	817 (+4%)	1mo	$95,000	$116	72
1871 Park Ave	0.59mi	2/1.0	788 (+0%)	2mo	$123,500	$157	70
627 Newfield Dr	0.42mi	2/1.0	804 (+3%)	11mo	$94,800	$118	67
2006 Dewey Ave	0.64mi	2/1.0	802 (+2%)	1mo	$55,000	$69	65
835 E Homeland Ct	0.42mi	1/1.0 (-1)	720 (-8%)	4mo	$122,000	$169	58
226 Caldwell Ave	0.51mi	3/1.0 (+1)	864 (+10%)	1mo	$199,900	$231	53
1623 6th St	0.72mi	2/1.0	826 (+5%)	6mo	$130,000	$157	53
713 Henry Ave	0.55mi	3/1.0 (+1)	816 (+4%)	12mo	$155,000	$190	52
231 Carpenter St	0.57mi	3/1.0 (+1)	864 (+10%)	6mo	$157,000	$182	46
1947 S Dewey Ave	0.71mi	1/1.0 (-1)	735 (-6%)	11mo	$121,700	$166	42
1742 Park Ave	0.72mi	2/1.0	704 (-10%)	19mo	$125,000	$178	34

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 · 6.05% rent growth · sell at horizon

5-year hold

• IRR: 89.4%
• Equity multiple: 5.35×
• Total profit: $40,168
• Equity at exit: $4,920

10-year hold

• IRR: 93.1%
• Equity multiple: 12.32×
• Total profit: $104,570
• Equity at exit: $2,853

Cash invested: $9,240 (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 53511

• Home prices YoY: -26.9%
• Rents YoY: 6.0%
• Active inventory: 202
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $495/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $659

Break-even live

Break-even rent $289

Max offer price $33,000

Occupancy floor 36%

Sensitivity live

Price	-10% $681	-5% $670	+0% $659	+5% $647	+10% $636
Rent	-10% $570	-5% $614	+0% $659	+5% $703	+10% $747
Rate	-1.0pp $675	-0.5pp $667	base $659	+0.5pp $650	+1.0pp $641

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Lawton Ave Beloit, WI	2.0	1.0	872	$1,220	$1.40	14d	5	1.42mi

Listing history 9 events

1. 2026-06-19
   days on market $33,000 Active 10 DOM
2. 2026-06-18
   days on market $33,000 Active 9 DOM
3. 2026-06-17
   days on market $33,000 Active 8 DOM
4. 2026-06-16
   days on market $33,000 Active 7 DOM
5. 2026-06-15
   days on market $33,000 Active 6 DOM
6. 2026-06-14
   days on market $33,000 Active 4 DOM
7. 2026-06-13
   days on market $33,000 Active 3 DOM
8. 2026-06-10
   remarks 642-char remark
9. 2026-06-10
   listed $33,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,469
• − Mortgage interest: −$1,849
• − Property taxes: −$495
• − Insurance: −$165
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$960
• Taxable income: $7,845
• Est. tax owed @ 24.0%: −$1,883
• After-tax cash flow: $6,021/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

This home requires moderate renovations to update the kitchen and bathroom, which would significantly increase its value for both resale and rental purposes.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — basic and in need of updating
• Moderate kitchen flooring — dated and in need of replacement
• Moderate bathroom flooring — dated and in need of replacement

Value-add opportunities

• Both update kitchen cabinets and flooring — modernizing the kitchen would improve both resale and rental value
• Both update bathroom fixtures and flooring — modernizing the bathroom would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of updating	Moderate	$3,000–15,000
kitchen flooring · dated and in need of replacement	Moderate	$3,000–15,000
bathroom flooring · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both update kitchen cabinets and flooring — modernizing the kitchen would improve both resale and rental value ↑
• Both update bathroom fixtures and flooring — modernizing the bathroom would improve both resale and rental value ↑

ⓘ 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: Beloit Turner School District
• NCES district ID: 5501080
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $53,920
• Composite: 30.7/100
• National rank: #6174
• State rank: #216 of 342 in WI

Livability — Beloit

• Score: 70/100
• State rank: #283
• US rank: #7336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rock County · 135,428 people
• City population: 48,701
• Metro: Janesville-Beloit, WI
• Population (ZIP): 48,701
• Household income: $67,067
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1341.0

Population outlook (Rock County) Hauer SSP2

• Today (2025): 163,403 people
• By 2030: 162,815 · -0.4%
• By 2040: 158,655 · -2.9%
• By 2050: 151,235 · -7.4%
• By 2075: 131,901 · -19.3%
• By 2100: 108,665 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 19% Two or more races 14% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 15% Dominican 1%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Rock

• 2024 margin: Lean D (+7.3) · D 52.9% · R 45.6% · Other 1.4%
• 2008→2024 swing: -22.0pp toward R · 2008: 29.3pp · 2024: 7.3pp
• All cycles: 2024: D+7.3 2020: D+11.2 2016: D+10.5 2012: D+23.2 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.19%
• Current HPI: 312.6591
• Rent YoY: ▲ 6.05%
• Metro: Janesville-Beloit, 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

1 event — show timeline

• 2026-06-09 Listed $33,000 SCWMLS