245 W Plymouth St · Jefferson, WI 53549

$105,000

3 bd · 1.0 ba · 680 sqft · SingleFamily · 51 Days on market

8,712 sqft lot $154/sqft · 19% below area Est $129k · 19% 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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.3/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS SPECIAL! Remodel or build on this nice corner lot! Could potentially be a rental property, or house flip. Being sold AS IS. Text or call today!

Key facts

• Corner lot
• 8,712 sq ft lot
• Garage

Tags

• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $73 ($880/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 1.2% in Jefferson — 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 72/100 on livability (#243 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Jefferson School District (town): math 35% / reading 36% proficiency, ranked #214 of 342 in WI (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 145 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $105k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 7.8

CMA / ARV

• ARV (median comp): $128,905
• List price: $105,000
• Delta: -18.54%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 W Plymouth St	0.00mi	3/1.0	680 (0%)	1mo	$79,000	$116	100

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-12,271
• Equity at exit: $15,656

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-4,375
• Equity at exit: $9,078

Cash invested: $29,400 (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 53549

• Active inventory: 49
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$222 /mo · $2,664/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $73

Break-even live

Break-even rent $1,033

Max offer price $105,000

Occupancy floor 88%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-03
   status Pending 155-char remark

   Show marketing remark (155 chars)

   INVESTORS SPECIAL! Remodel or build on this nice corner lot! Could potentially be a rental property, or house flip. Being sold AS IS. Text or call today!

2. 2026-04-10
   price $105,000 155-char remark

   Show marketing remark (155 chars)

   INVESTORS SPECIAL! Remodel or build on this nice corner lot! Could potentially be a rental property, or house flip. Being sold AS IS. Text or call today!

3. 2026-04-03
   status Active 155-char remark

   Show marketing remark (155 chars)

   INVESTORS SPECIAL! Remodel or build on this nice corner lot! Could potentially be a rental property, or house flip. Being sold AS IS. Text or call today!

4. 2026-04-01
   historical Offer Show 155-char remark

   Show marketing remark (155 chars)

   INVESTORS SPECIAL! Remodel or build on this nice corner lot! Could potentially be a rental property, or house flip. Being sold AS IS. Text or call today!

5. 2026-03-13
   listed $119,000 Active 155-char remark

   Show marketing remark (155 chars)

   INVESTORS SPECIAL! Remodel or build on this nice corner lot! Could potentially be a rental property, or house flip. Being sold AS IS. Text or call today!

6. 2001-11-26
   soldstatus $62,500
7. 1998-11-18
   soldstatus $60,300

ⓘ 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: $2,664 · $222/mo
• Projected year-2 tax: $2,664 · $222/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 13 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: $13,514
• − Mortgage interest: −$5,882
• − Property taxes: −$2,664
• − Insurance: −$525
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,055
• Taxable loss: −$773
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,066/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: Jefferson School District
• NCES district ID: 5507050
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $52,650
• Composite: 31.02/100
• National rank: #6091
• State rank: #214 of 342 in WI

Livability — Jefferson

• Score: 72/100
• State rank: #243
• US rank: #6354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, WI
• Population (ZIP): 9,901

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 86,617 people
• By 2030: 86,818 · +0.2%
• By 2040: 85,552 · -1.2%
• By 2050: 81,765 · -5.6%
• By 2075: 68,937 · -20.4%
• By 2100: 55,854 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Portuguese 5% Romanian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Jefferson

• 2024 margin: R (+16.4) · D 41.1% · R 57.5% · Other 1.4%
• 2008→2024 swing: -17.2pp toward R · 2008: 0.8pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+15.2 2016: R+16.2 2012: R+7.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.68%
• Current HPI: 212.1903
• 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

+74.1% since first listed

7 events — show timeline

• 2026-05-03 Pending — SCWMLS
• 2026-04-10 Price Changed $105,000 SCWMLS
• 2026-04-03 Relisted — SCWMLS
• 2026-04-01 Contingent — SCWMLS
• 2026-03-13 Listed $119,000 SCWMLS
• 2001-11-26 Sold (Public Records) $62,500 Public Records
• 1998-11-18 Sold (Public Records) $60,300 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,664 · +8.2% YoY. Source: county tax records.