1423 Hull Ave · Beloit, WI 53511

$175,000

4 bd · 2.0 ba · 1,328 sqft · Other · 15 Days on market

Built 1918 5,662 sqft lot

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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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully refreshed 4-bedroom, 2 full bath old-style gem in the Merrill neighborhood! This charming property blends classic character with modern updates, featuring brand new flooring, fresh paint throughout, updated doors, and stylish cabinets and countertops. Enjoy peace of mind with a new roof and freshly painted exterior that boosts curb appeal. Inside, you'll find spacious bedrooms with large closets, including convenient main floor bedrooms and a full bath, plus two additional bedrooms and another full bath upstairs?perfect for flexible living. The clean, open basement offers endless potential for future finishing or storage. Move-in ready and waiting for you!

Key facts

• 5,662 sq ft lot
• Built 1918
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $166k (5.2% below list).
• Recommended offer: $166k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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, amenities F, commute F.
• Beloit School District (urban): math 8% / reading 13% proficiency, ranked #339 of 342 in WI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Merrill Elementary (math 5% / reading 5%, grade F, #968 of 1,041 statewide, top 98%, 180 students, 88% FRL); Fran Fruzen Intermediate (math 7% / reading 14%, grade F, #370 of 383 statewide, top 97%, 461 students, 72% FRL); Memorial High (math 8% / reading 14%, grade F, #438 of 483 statewide, top 91%, 1,417 students, 66% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 203 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $175k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,869 (5.2% below list)

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.66×
• Total profit: $-16,656
• Equity at exit: $26,093

10-year hold

• IRR: 4.1%
• Equity multiple: 1.34×
• Total profit: $16,797
• Equity at exit: $15,131

Cash invested: $49,000 (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 53511

• Home prices YoY: -26.9%
• Rents YoY: 6.0%
• Active inventory: 203
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $101

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $222	-5% $161	+0% $101	+5% $41	+10% $-20
Rent	-10% $-30	-5% $35	+0% $101	+5% $166	+10% $232
Rate	-1.0pp $189	-0.5pp $145	base $101	+0.5pp $56	+1.0pp $9

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1223 6th St Beloit, WI	4.0	2.0	1464	$1,750	$1.20	45d	1	1.04mi
861 Bluff St Unit 861 Beloit, WI	4.0	1.0	1282	$1,600	$1.25	45d	1	1.23mi
253 W Grand Ave Beloit, WI	4.0	1.0	1600	$1,500	$0.94	45d	1	1.39mi

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   status Active
3. 2026-04-15
   status Pending
4. 2026-04-13
   status Active
5. 2026-04-09
   status Pending
6. 2026-04-02
   historical Offer Show
7. 2026-03-31
   listed $175,000 Active
8. 2025-11-13
   soldstatus $45,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,904
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$5,091
• Taxable loss: −$1,674
• Est. tax savings @ 24.0%: +$402
• After-tax cash flow: $1,614/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: Beloit School District
• NCES district ID: 5501050
• Math proficiency: 8% ▼ -10.00%
• Reading proficiency: 13% ▼ -5.00%
• Median HH income: $37,328
• Composite: 8.81/100
• National rank: #9890
• State rank: #339 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

• Census place: Beloit, WI
• 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

+288.9% since first listed

8 events — show timeline

• 2026-04-28 Pending — SCWMLS
• 2026-04-24 Relisted — SCWMLS
• 2026-04-15 Pending — SCWMLS
• 2026-04-13 Relisted — SCWMLS
• 2026-04-09 Pending — SCWMLS
• 2026-04-02 Contingent — SCWMLS
• 2026-03-31 Listed $175,000 SCWMLS
• 2025-11-13 Sold (Public Records) $45,000 Public Records