410 N Kilbourn Ave · Tomah, WI 54660

$129,900

3 bd · 1.0 ba · 1,300 sqft · SingleFamily · 149 Days on market

Built 1973 7,405 sqft lot $100/sqft · 27% below area Est $179k · 27% under

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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 +16.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.2/10.0
• 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

Three-bedroom, 1-bathroom home centrally located in the City of Tomah. Two-car detached garage with alley access and a private fenced-in back yard. Wrap-around deck on half of the house giving access to the front and back yard. Main level bathroom and second bath stubbed-in on the lower level. Potential for lower-level living area to be brought back to its once "splendid" condition.

Key facts

• Wrap-around deck
• Detached garage
• 7,405 sq ft lot

Tags

• DETACHED GARAGE
• PRIVATE FENCED-IN BACK YARD
• WRAP-AROUND DECK
• LOWER-LEVEL LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $79 ($947/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 $898 of loan paydown is wiped out by about $4k 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 149 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.06% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 7.9

CMA / ARV

• ARV (median comp): $178,823
• List price: $129,900
• Delta: -27.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Cady Ave	0.58mi	3/1.5	1,300 (0%)	2mo	$239,500	$184	70
429 Pine St	0.31mi	3/1.0	1,200 (-8%)	6mo	$165,000	$138	68
217 N Glendale Ave	0.36mi	3/1.5	1,350 (+4%)	10mo	$215,000	$159	67
301 N Superior Ave	0.06mi	2/1.0 (-1)	1,130 (-13%)	6mo	$145,000	$128	65
425 Pine St	0.30mi	3/2.0	1,404 (+8%)	8mo	$210,000	$150	62
929 Lemonweir Pkwy	0.55mi	4/1.0 (+1)	1,350 (+4%)	5mo	$179,000	$133	59
500 Superior Ave	0.60mi	3/1.0	1,250 (-4%)	8mo	$162,000	$130	59
312 Clark St	0.51mi	3/2.0	1,400 (+8%)	8mo	$172,000	$123	53
109 E Saratoga St	0.74mi	3/1.5	1,300 (0%)	16mo	$172,000	$132	50
308 Mclean Ave	0.50mi	4/1.5 (+1)	1,460 (+12%)	1mo	$230,000	$158	48
607 W Jackson St	0.58mi	3/1.0	1,200 (-8%)	18mo	$225,000	$188	45
417 W Nott St	0.58mi	4/1.5 (+1)	1,250 (-4%)	18mo	$200,000	$160	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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-15,933
• Equity at exit: $19,369

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-7,038
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$681
• Tax from tax record: −$274 /mo · $3,285/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $79

Break-even live

Break-even rent $1,277

Max offer price $129,900

Occupancy floor 89%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Murdock St Tomah, WI	2.0–3.0	1.0	1131	$1,450	$1.28	14d	3	0.59mi
260 Murdock St Tomah, WI	3.0	1.0	1114	$1,450	$1.30	23d	1	0.60mi
220 Murdock St Tomah, WI	2.0	1.0	1096	$1,200	$1.09	44d	1	0.61mi
1010 Berry Ave Unit 1010 Berry Pointe-112 Tomah, WI	2.0	1.5	1044	$1,400	$1.34	14d	1	0.63mi
1028 Berry Ave Tomah, WI	2.0	1.5	1044	$1,400	$1.34	14d	2	0.64mi
205 E Veterans St Tomah, WI	2.0	1.0	950	$1,300	$1.37	23d	1	0.66mi
209 E Veterans St Tomah, WI	1.0–2.0	1.0	825	$1,300	$1.58	14d	2	0.66mi
834 Evergreen Pass Tomah, WI	4.0	2.5	1418	$1,729	$1.22	14d	1	1.25mi

Listing history 22 events

1. 2026-06-18
   days on market $129,900 Active 149 DOM
2. 2026-06-17
   days on market $129,900 Active 148 DOM
3. 2026-06-16
   days on market $129,900 Active 147 DOM
4. 2026-06-15
   days on market $129,900 Active 146 DOM
5. 2026-06-14
   days on market $129,900 Active 144 DOM
6. 2026-06-10
   days on market $129,900 Active 141 DOM
7. 2026-06-09
   days on market $129,900 Active 140 DOM
8. 2026-06-08
   days on market $129,900 Active 139 DOM
9. 2026-06-07
   days on market $129,900 Active 138 DOM
10. 2026-06-05
    days on market $129,900 Active 135 DOM
11. 2026-06-03
    days on market $129,900 Active 134 DOM
12. 2026-06-02
    days on market $129,900 Active 133 DOM
13. 2026-06-01
    days on market $129,900 Active 132 DOM
14. 2026-05-31
    days on market $129,900 Active 131 DOM
15. 2026-05-31
    days on market $129,900 Active 130 DOM
16. 2026-05-17
    price $129,900 395-char remark

    Show marketing remark (395 chars)

    Three-bedroom, 1-bathroom home centrally located in the City of Tomah. Two-car detached garage with alley access and a private fenced-in back yard. Wrap-around deck on half of the house giving access to the front and back yard. Main level bathroom and second bath stubbed-in on the lower level. Potential for lower-level living area to be brought back to its once "splendid" condition.

17. 2026-04-12
    price $139,900 395-char remark

    Show marketing remark (395 chars)

    Three-bedroom, 1-bathroom home centrally located in the City of Tomah. Two-car detached garage with alley access and a private fenced-in back yard. Wrap-around deck on half of the house giving access to the front and back yard. Main level bathroom and second bath stubbed-in on the lower level. Potential for lower-level living area to be brought back to its once "splendid" condition.

18. 2026-01-16
    listed $154,900 Active 395-char remark

    Show marketing remark (395 chars)

    Three-bedroom, 1-bathroom home centrally located in the City of Tomah. Two-car detached garage with alley access and a private fenced-in back yard. Wrap-around deck on half of the house giving access to the front and back yard. Main level bathroom and second bath stubbed-in on the lower level. Potential for lower-level living area to be brought back to its once "splendid" condition.

19. 2022-05-18
    soldstatus $148,000
20. 2020-03-02
    soldstatus $124,500
21. 2005-10-05
    soldstatus $85,000
22. 2002-04-29
    soldstatus $58,000

ⓘ 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: $3,285 · $274/mo
• Projected year-2 tax: $3,285 · $274/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 4/10 Moderate FEMA zone X (unshaded) · 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: $16,527
• − Mortgage interest: −$7,276
• − Property taxes: −$3,285
• − Insurance: −$650
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,779
• Taxable loss: −$1,107
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,213/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

+124.0% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $129,900 SCWMLS
• 2026-04-12 Price Changed $139,900 SCWMLS
• 2026-01-16 Listed $154,900 SCWMLS
• 2022-05-18 Sold (Public Records) $148,000 Public Records
• 2020-03-02 Sold (Public Records) $124,500 Public Records
• 2005-10-05 Sold (Public Records) $85,000 Public Records
• 2002-04-29 Sold (Public Records) $58,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,285 · +16.0% YoY. Source: county tax records.