3185 Crescent Rd · Wyeville, WI 54666

$214,900

4 bd · 1.0 ba · 1,600 sqft · Other · 3 Days on market

Built 2005 1.45 ac 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 +12.8/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +1.3/10.0

Listing remarks

Just north of Tomah, this 1,600 sq ft barndominium offers 4 bedrooms, 1 bath, and sits on approximately 1.5+/- acres in a quiet rural setting. Built for durability, the home features low-maintenance metal siding and a metal roof, making it an excellent option for easy ownership. Interior updates include a renovated bathroom and updated electrical fixtures, while the layout provides practical, flexible living space. Outside, enjoy improved landscaping, a fire pit area, and a newly constructed 2-car detached garage for vehicles or hobbies. The manageable acreage offers room to enjoy the outdoors without heavy upkeep. Located near I-90/94 for convenient access to La Crosse and Madison.

Key facts

• Metal roof
• Renovated bathroom
• Improved landscaping

Tags

• LOW-MAINTENANCE METAL SIDING
• METAL ROOF
• RENOVATED BATHROOM
• UPDATED ELECTRICAL FIXTURES
• IMPROVED LANDSCAPING
• FIRE PIT AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $-18 ($-217/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (20.2% below list).
• Recommended offer: $171k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#524 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, amenities F, commute 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.
• Zoned schools: Tomah High (math 11% / reading 25%, grade F, #397 of 483 statewide, top 82%, 868 students, 41% FRL).
• Market conditions: 34 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $138k; list at $215k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $171,499 (20.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-36,019
• Equity at exit: $32,042

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-33,024
• Equity at exit: $18,581

Cash invested: $60,172 (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 54666

• Home prices YoY: -4.0%
• Active inventory: 34
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$156 /mo · $1,877/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-18

Break-even live

Break-even rent $1,738

Max offer price $211,702

Occupancy floor 96%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-21
   status Pending
2. 2026-04-18
   listed $214,900 Active
3. 2020-10-07
   soldstatus $137,500

ⓘ 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: $1,877 · $156/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$1,049/yr (+$87/mo · 55.9%)

ⓘ 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 ≥96°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: $20,580
• − Mortgage interest: −$12,038
• − Property taxes: −$1,877
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$6,252
• Taxable loss: −$3,954
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $732/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 — Wyeville

• Score: 65/100
• State rank: #524
• US rank: #13231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,623

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Native American 2% Black 1%
• Common ancestry: Portuguese 8% Romanian 5% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: ▼ -7.47%
• Current HPI: 177.84
• 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

+56.3% since first listed

3 events — show timeline

• 2026-04-21 Pending — METROMLS
• 2026-04-18 Listed $214,900 METROMLS
• 2020-10-07 Sold (Public Records) $137,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,877 · +5.1% YoY. Source: county tax records.