1164 Bartosh Ln #1 · River Falls, WI 54022

$118,900

1 bd · 1.0 ba · 676 sqft · Condo · 148 Days on market

Built 1990 $125/mo HOA · 10% of rent

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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 +18.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.8/10.0
• Livability +4.4/5.0
• Schools +4.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A convenient River Falls location where grocery stores and restaurants are just a short walk away. Close to College campus and rentals are allowed. Tenant has been there 5+ years and willing to stay. Walk out unit. On site parking.

Key facts

• $125 HOA
• Built 1990
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 87/100 on livability (#20 in WI, #322 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, housing A+; Watch: commute F.
• River Falls School District (town): math 44% / reading 49% proficiency, ranked #69 of 342 in WI (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.1%/yr); 138 active listings in the ZIP; solid renter incomes; 191 units permitted in Pierce County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($97k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $822 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pierce County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago 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.

Recommended offer $104,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.13% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-14,607
• Equity at exit: $17,728

10-year hold

• IRR: -6.6%
• Equity multiple: 0.61×
• Total profit: $-12,878
• Equity at exit: $10,280

Cash invested: $33,292 (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 54022

• Home prices YoY: -28.3%
• Rents YoY: 1.1%
• Active inventory: 138
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$50
• HOA: −$125
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $110

Break-even live

Break-even rent $1,155

Max offer price $118,900

Occupancy floor 87%

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $125 · $1,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $118,900 Active 148 DOM
2. 2026-06-17
   days on market $118,900 Active 147 DOM
3. 2026-06-16
   days on market $118,900 Active 146 DOM
4. 2026-06-15
   days on market $118,900 Active 145 DOM
5. 2026-06-13
   days on market $118,900 Active 143 DOM
6. 2026-06-13
   days on market $118,900 Active 142 DOM
7. 2026-06-09
   days on market $118,900 Active 139 DOM
8. 2026-06-08
   days on market $118,900 Active 138 DOM
9. 2026-06-07
   days on market $118,900 Active 137 DOM
10. 2026-06-04
    days on market $118,900 Active 134 DOM
11. 2026-06-03
    days on market $118,900 Active 133 DOM
12. 2026-06-02
    days on market $118,900 Active 132 DOM
13. 2026-06-01
    days on market $118,900 Active 131 DOM
14. 2026-05-31
    days on market $118,900 Active 130 DOM
15. 2026-05-01
    status Active 233-char remark

    Show marketing remark (233 chars)

    A convenient River Falls location where grocery stores and restaurants are just a short walk away. Close to College campus and rentals are allowed. Tenant has been there 5+ years and willing to stay. Walk out unit. On site parking.

16. 2026-04-19
    historical Contingent - Other 233-char remark

    Show marketing remark (233 chars)

    A convenient River Falls location where grocery stores and restaurants are just a short walk away. Close to College campus and rentals are allowed. Tenant has been there 5+ years and willing to stay. Walk out unit. On site parking.

17. 2026-01-30
    status Active 233-char remark

    Show marketing remark (233 chars)

    A convenient River Falls location where grocery stores and restaurants are just a short walk away. Close to College campus and rentals are allowed. Tenant has been there 5+ years and willing to stay. Walk out unit. On site parking.

18. 2025-12-21
    status Pending 233-char remark

    Show marketing remark (233 chars)

    A convenient River Falls location where grocery stores and restaurants are just a short walk away. Close to College campus and rentals are allowed. Tenant has been there 5+ years and willing to stay. Walk out unit. On site parking.

19. 2025-12-11
    listed $118,900 Active 233-char remark

    Show marketing remark (233 chars)

    A convenient River Falls location where grocery stores and restaurants are just a short walk away. Close to College campus and rentals are allowed. Tenant has been there 5+ years and willing to stay. Walk out unit. On site parking.

20. 2011-10-06
    historical
21. 2010-02-05
    listed $56,900
22. 2010-02-04
    historical
23. 2009-04-19
    listed $52,900
24. 2009-04-15
    historical
25. 2008-05-21
    listed $64,900
26. 2008-05-09
    historical
27. 2007-11-20
    listed $64,900
28. 2007-09-30
    historical
29. 2005-03-15
    listed $64,900

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $1,788 · $149/mo
• Expected delta: +$412/yr (+$34/mo · 29.9%)

ⓘ 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 ≥99°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: $15,528
• − Mortgage interest: −$6,660
• − Property taxes: −$1,376
• − Insurance: −$594
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − HOA: −$1,500
• − Depreciation: −$3,459
• Taxable loss: −$546
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $1,445/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: River Falls School District
• NCES district ID: 5513050
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $63,238
• Composite: 41.14/100
• National rank: #3558
• State rank: #69 of 342 in WI

Livability — River Falls

• Score: 87/100
• State rank: #20
• US rank: #322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: River Falls, WI
• County: Pierce County · 24,789 people
• City population: 24,789
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 24,789
• Household income: $96,642
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 422.0

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 41,245 people
• By 2030: 40,340 · -2.2%
• By 2040: 37,649 · -8.7%
• By 2050: 34,595 · -16.1%
• By 2075: 29,067 · -29.5%
• By 2100: 25,183 · -38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Portuguese 14% Romanian 4% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Pierce

• 2024 margin: R (+16.8) · D 40.2% · R 56.9% · Other 2.9%
• 2008→2024 swing: -25.8pp toward R · 2008: 9.0pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+12.9 2016: R+13.7 2012: R+0.8 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.31%
• Current HPI: 272.0987
• Rent YoY: ▲ 1.13%
• Metro: Minneapolis-St. Paul-Bloomington, MN-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

+83.2% since first listed

15 events — show timeline

• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-19 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-30 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-11 Listed $118,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-10-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-02-05 Listed $56,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-02-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-19 Listed $52,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-21 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-20 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-15 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $1,376 · +1.5% YoY. Source: county tax records.