55 Stark St #12 · Williams Bay, WI 53191

$350,000

3 bd · 2.0 ba · 1,700 sqft · Condo · 130 Days on market

Built 2005 $206/sqft · 55% below area $320/mo HOA · 10% of rent

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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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You won't believe the space in this stunning 1,700 sq ft condo! Nestled in a prime location just blocks from town & the sparkling shores of Geneva Lake, this bright and airy 3-bedroom home offers the perfect blend of comfort, convenience, and style. Open concept living room featuring a cozy gas fireplace and plenty of natural light. Expansive primary bedroom with a private en-suite bath. The huge kitchen with breakfast bar, and abundant counter space has plenty of room to entertain and leads you to a private deck overlooking the pool. Whether you're looking for a weekend retreat or full-time residence, this condo delivers space, charm and unbeatable location. Plus, enjoy the convenience of a detached 1-car garage. Come see it for yourself, your lake lifestyle awaits!

Key facts

• Private deck
• Gas fireplace
• Huge kitchen

Tags

• PRIVATE DECK
• GAS FIREPLACE
• HUGE KITCHEN
• BREAKFAST BAR
• ABUNDANT COUNTER SPACE
• PRIVATE EN-SUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (6.0% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.7% in Williams Bay — 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 76/100 on livability (#131 in WI, #3,409 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing B+; Watch: amenities F, commute F.
• Williams Bay School District (town): math 33% / reading 40% proficiency, ranked #183 of 342 in WI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 474 units permitted in Walworth County in 2024 (77 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.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $350k implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (median comp): $780,696
• List price: $350,000
• Delta: -55.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-47,394
• Equity at exit: $52,186

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-29,070
• Equity at exit: $30,262

Cash invested: $98,000 (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 53191

• Active inventory: 49
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,290 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$146
• HOA: −$320
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $145

Break-even live

Break-even rent $3,107

Max offer price $350,000

Occupancy floor 91%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-19
   days on market $350,000 Active 130 DOM
2. 2026-06-18
   days on market $350,000 Active 129 DOM
3. 2026-06-17
   days on market $350,000 Active 128 DOM
4. 2026-06-16
   days on market $350,000 Active 127 DOM
5. 2026-06-15
   days on market $350,000 Active 126 DOM
6. 2026-06-12
   days on market $350,000 Active 123 DOM
7. 2026-06-09
   days on market $350,000 Active 120 DOM
8. 2026-06-08
   days on market $350,000 Active 119 DOM
9. 2026-06-07
   days on market $350,000 Active 118 DOM
10. 2026-06-02
    days on market $350,000 Active 113 DOM
11. 2026-06-01
    days on market $350,000 Active 112 DOM
12. 2026-05-31
    days on market $350,000 Active 111 DOM
13. 2026-05-30
    days on market $350,000 Active 110 DOM
14. 2026-02-09
    listed $380,000 Active 783-char remark

    Show marketing remark (783 chars)

    You won't believe the space in this stunning 1,700 sq ft condo! Nestled in a prime location just blocks from town & the sparkling shores of Geneva Lake, this bright and airy 3-bedroom home offers the perfect blend of comfort, convenience, and style. Open concept living room featuring a cozy gas fireplace and plenty of natural light. Expansive primary bedroom with a private en-suite bath. The huge kitchen with breakfast bar, and abundant counter space has plenty of room to entertain and leads you to a private deck overlooking the pool. Whether you're looking for a weekend retreat or full-time residence, this condo delivers space, charm and unbeatable location. Plus, enjoy the convenience of a detached 1-car garage. Come see it for yourself, your lake lifestyle awaits!

15. 2025-12-24
    historical 783-char remark

    Show marketing remark (783 chars)

    You won't believe the space in this stunning 1,700 sq ft condo! Nestled in a prime location just blocks from town & the sparkling shores of Geneva Lake, this bright and airy 3-bedroom home offers the perfect blend of comfort, convenience, and style. Open concept living room featuring a cozy gas fireplace and plenty of natural light. Expansive primary bedroom with a private en-suite bath. The huge kitchen with breakfast bar, and abundant counter space has plenty of room to entertain and leads you to a private deck overlooking the pool. Whether you're looking for a weekend retreat or full-time residence, this condo delivers space, charm and unbeatable location. Plus, enjoy the convenience of a detached 1-car garage. Come see it for yourself, your lake lifestyle awaits!

16. 2025-10-27
    listed $380,000 Active 783-char remark

    Show marketing remark (783 chars)

    You won't believe the space in this stunning 1,700 sq ft condo! Nestled in a prime location just blocks from town & the sparkling shores of Geneva Lake, this bright and airy 3-bedroom home offers the perfect blend of comfort, convenience, and style. Open concept living room featuring a cozy gas fireplace and plenty of natural light. Expansive primary bedroom with a private en-suite bath. The huge kitchen with breakfast bar, and abundant counter space has plenty of room to entertain and leads you to a private deck overlooking the pool. Whether you're looking for a weekend retreat or full-time residence, this condo delivers space, charm and unbeatable location. Plus, enjoy the convenience of a detached 1-car garage. Come see it for yourself, your lake lifestyle awaits!

17. 2017-04-03
    soldstatus $105,000
18. 2017-01-11
    soldstatus $148,500 Sold
19. 2017-01-11
    soldstatus $148,500
20. 2016-11-17
    historical Contingent
21. 2016-10-12
    price $148,500
22. 2016-06-02
    status Active
23. 2016-06-01
    historical
24. 2016-05-18
    price $159,900
25. 2015-11-09
    listed $174,900 Active
26. 2015-11-08
    historical
27. 2014-10-17
    price $165,000
28. 2014-09-05
    listed $174,900 Active
29. 2014-06-05
    historical
30. 2014-06-05
    listed $161,000
31. 2013-09-01
    historical
32. 2013-09-01
    listed $166,000
33. 2013-07-12
    historical
34. 2013-07-12
    listed $190,000
35. 2013-07-11
    historical
36. 2013-07-11
    listed $279,900
37. 2005-11-18
    soldstatus $210,000

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $4,155 · $346/mo
• Expected delta: +$2,320/yr (+$193/mo · 126.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥102°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: $39,484
• − Mortgage interest: −$19,605
• − Property taxes: −$1,835
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,159
• − Management: −$3,159
• − HOA: −$3,840
• − Depreciation: −$10,182
• Taxable loss: −$4,045
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $2,713/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: Williams Bay School District
• NCES district ID: 5516740
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 40% ▼ -9.00%
• Median HH income: $66,164
• Composite: 33.11/100
• National rank: #5562
• State rank: #183 of 342 in WI

Livability — Williams Bay

• Score: 76/100
• State rank: #131
• US rank: #3409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williams Bay, WI
• City population: 3,264
• Population (ZIP): 3,264

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 5% Slovak 4% Romanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -216.72%
• Current HPI: 278.9416
• 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

+81.0% since first listed

24 events — show timeline

• 2026-02-09 Listed $380,000 METROMLS
• 2025-12-24 Listing Removed — METROMLS
• 2025-10-27 Listed $380,000 METROMLS
• 2017-04-03 Sold (Public Records) $105,000 Public Records
• 2017-01-11 Sold (Public Records) $148,500 Public Records
• 2017-01-11 Sold (MLS) $148,500 METROMLS
• 2016-11-17 Contingent — METROMLS
• 2016-10-12 Price Changed $148,500 METROMLS
• 2016-06-02 Relisted — METROMLS
• 2016-06-01 Listing Removed — METROMLS
• 2016-05-18 Price Changed $159,900 METROMLS
• 2015-11-09 Listed $174,900 METROMLS
• 2015-11-08 Listing Removed — METROMLS
• 2014-10-17 Price Changed $165,000 METROMLS
• 2014-09-05 Listed $174,900 METROMLS
• 2014-06-05 Listed $161,000 METROMLS
• 2014-06-05 Listing Removed — METROMLS
• 2013-09-01 Listed $166,000 METROMLS
• 2013-09-01 Listing Removed — METROMLS
• 2013-07-12 Listed $190,000 METROMLS
• 2013-07-12 Listing Removed — METROMLS
• 2013-07-11 Listed $279,900 METROMLS
• 2013-07-11 Listing Removed — METROMLS
• 2005-11-18 Sold (Public Records) $210,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $1,835 · +9.9% YoY. Source: county tax records.