509 Curry St · Tomah, WI 54660

$84,900

3 bd · 1.0 ba · 935 sqft · SingleFamily · 74 Days on market

Built 1952 8,276 sqft lot $91/sqft · 46% below area Est $156k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HANDY? This property is in need of some TLC but is in a great location near schools, a park and the VA Medical Center. A metal roof with brick and aluminum siding means little maintenance. Like spending time outside? You will enjoy the large fenced in yard with a covered patio and deck. There is a small storage shed included for extra storage. The home is a lot more spacious than it appears from the road with a large kitchen and bedroom addition in the back. The garage has a handy ramped entrance. Ranch styling means few steps! Home is located in a flood zone. Will not pass for most government loan programs.

Key facts

• Metal roof
• Large fenced yard
• Covered patio

Tags

• METAL ROOF
• BRICK AND ALUMINUM SIDING
• LARGE FENCED YARD
• COVERED PATIO
• DECK
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $-42 ($-501/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (8.7% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $78k (8.7% below list) — sets the bar for cash-flow.
• Cap rate 12.2% vs local median 3.6% in Tomah — 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 79/100 on livability (#83 in WI, #2,189 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities F.
• Tomah Area School District (town): math 27% / reading 28% proficiency, ranked #293 of 342 in WI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 93 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $85k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,519 (8.7% 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 9% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 1.56% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.13%
• DSCR: 1.94
• GRM: 5.3

CMA / ARV

• ARV (median comp): $156,043
• List price: $84,900
• Delta: -45.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
436 Franklin St	0.08mi	3/1.5	900 (-4%)	0mo	$167,000	$186	88
810 Maple Grove St	0.08mi	2/1.0 (-1)	950 (+2%)	9mo	$163,900	$173	82
921 Lemonweir Pkwy	0.08mi	2/1.0 (-1)	924 (-1%)	20mo	$141,500	$153	73
428 Pine St	0.22mi	2/1.0 (-1)	1,000 (+7%)	9mo	$163,000	$163	66
211 N Superior Ave	0.60mi	2/1.0 (-1)	945 (+1%)	3mo	$205,000	$217	63
821 Maple Grove St	0.06mi	2/1.0 (-1)	800 (-14%)	23mo	$122,500	$153	48
129 N Glendale Ave	0.72mi	3/1.0	840 (-10%)	7mo	$119,575	$142	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-16,090
• Equity at exit: $12,659

10-year hold

• IRR: -11.0%
• Equity multiple: 0.32×
• Total profit: $-16,103
• Equity at exit: $7,341

Cash invested: $23,772 (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 54660

• Home prices YoY: -23.5%
• Active inventory: 86
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$445
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$35
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-42

Break-even live

Break-even rent $1,378

Max offer price $77,519

Occupancy floor 98%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Murdock St Tomah, WI	3.0	1.0	1114	$1,450	$1.30	23d	1	0.33mi
220 Murdock St Tomah, WI	2.0	1.0	1096	$1,200	$1.09	44d	1	0.34mi
202 Murdock St Tomah, WI	2.0–3.0	1.0	1131	$1,450	$1.28	14d	3	0.38mi
205 E Veterans St Tomah, WI	2.0	1.0	950	$1,300	$1.37	23d	1	0.40mi
209 E Veterans St Tomah, WI	1.0–2.0	1.0	825	$1,300	$1.58	14d	2	0.40mi
405 N Glendale Ave Unit 104 (401) Tomah, WI	2.0	1.0	744	$995	$1.34	14d	1	0.47mi
1028 Berry Ave Tomah, WI	2.0	1.5	1044	$1,400	$1.34	14d	2	0.55mi
1010 Berry Ave Unit 1010 Berry Pointe-112 Tomah, WI	2.0	1.5	1044	$1,400	$1.34	14d	1	0.58mi

Listing history 14 events

1. 2026-06-10
   days on market $84,900 Active 74 DOM
2. 2026-06-09
   days on market $84,900 Active 73 DOM
3. 2026-06-08
   days on market $84,900 Active 72 DOM
4. 2026-06-07
   days on market $84,900 Active 71 DOM
5. 2026-06-05
   days on market $84,900 Active 68 DOM
6. 2026-06-03
   days on market $84,900 Active 67 DOM
7. 2026-06-02
   days on market $84,900 Active 66 DOM
8. 2026-06-01
   days on market $84,900 Active 65 DOM
9. 2026-05-31
   days on market $84,900 Active 64 DOM
10. 2026-05-31
    days on market $84,900 Active 63 DOM
11. 2026-05-12
    price $95,900 618-char remark

    Show marketing remark (618 chars)

    HANDY? This property is in need of some TLC but is in a great location near schools, a park and the VA Medical Center. A metal roof with brick and aluminum siding means little maintenance. Like spending time outside? You will enjoy the large fenced in yard with a covered patio and deck. There is a small storage shed included for extra storage. The home is a lot more spacious than it appears from the road with a large kitchen and bedroom addition in the back. The garage has a handy ramped entrance. Ranch styling means few steps! Home is located in a flood zone. Will not pass for most government loan programs.

12. 2026-04-02
    price $109,500 618-char remark

    Show marketing remark (618 chars)

    HANDY? This property is in need of some TLC but is in a great location near schools, a park and the VA Medical Center. A metal roof with brick and aluminum siding means little maintenance. Like spending time outside? You will enjoy the large fenced in yard with a covered patio and deck. There is a small storage shed included for extra storage. The home is a lot more spacious than it appears from the road with a large kitchen and bedroom addition in the back. The garage has a handy ramped entrance. Ranch styling means few steps! Home is located in a flood zone. Will not pass for most government loan programs.

13. 2026-03-28
    listed $125,500 Active 618-char remark

    Show marketing remark (618 chars)

    HANDY? This property is in need of some TLC but is in a great location near schools, a park and the VA Medical Center. A metal roof with brick and aluminum siding means little maintenance. Like spending time outside? You will enjoy the large fenced in yard with a covered patio and deck. There is a small storage shed included for extra storage. The home is a lot more spacious than it appears from the road with a large kitchen and bedroom addition in the back. The garage has a handy ramped entrance. Ranch styling means few steps! Home is located in a flood zone. Will not pass for most government loan programs.

14. 2015-10-01
    soldstatus $55,000

ⓘ 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: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,905
• − Mortgage interest: −$4,756
• − Property taxes: −$1,774
• − Insurance: −$5,950
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,470
• Taxable loss: −$1,589
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $-120/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: Tomah Area School District
• NCES district ID: 5514910
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $50,063
• Composite: 24.14/100
• National rank: #7747
• State rank: #293 of 342 in WI

Livability — Tomah

• Score: 79/100
• State rank: #83
• US rank: #2189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tomah, WI
• County: Monroe County · 16,124 people
• City population: 16,124
• Metro: nan
• Population (ZIP): 16,124
• Household income: $61,186
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 427.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 45,682 people
• By 2030: 45,187 · -1.1%
• By 2040: 43,768 · -4.2%
• By 2050: 41,596 · -8.9%
• By 2075: 35,555 · -22.2%
• By 2100: 28,278 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 1% Native American 1%
• Common ancestry: Portuguese 12% Romanian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+26.1) · D 36.3% · R 62.5% · Other 1.2%
• 2008→2024 swing: -34.1pp toward R · 2008: 8.0pp · 2024: -26.1pp
• All cycles: 2024: R+26.1 2020: R+23.6 2016: R+22.5 2012: R+0.7 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.36%
• Current HPI: 209.1207
• Rent YoY: —
• Metro: nan
• 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

+74.4% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $95,900 SCWMLS
• 2026-04-02 Price Changed $109,500 SCWMLS
• 2026-03-28 Listed $125,500 SCWMLS
• 2015-10-01 Sold (Public Records) $55,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,774 · +2.6% YoY. Source: county tax records.