608 La Valle St · Reedsburg, WI 53959

$97,200

4 bd · 2.0 ba · 1,771 sqft · SingleFamily · 270 Days on market

Built 1900 0.62 ac lot $55/sqft · 61% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

?AS IS? major fixer-upper 2 story home on the west side of Reedsburg. This property is brimming w/ potential, offering a unique opportunity for those looking to invest in a home that they can truly make their own or the creative real estate minds for investment. With 4 bdrms & 2 full baths, this residence provides ample space for families of all sizes or those seeking extra room for hobbies, a home office, or guest accommodations. While it?s important to note that this property requires major repairs and may need to be stripped down to the studs, the sturdy structure provides a solid foundation for your imaginative ideas. On a positive side, it does offer a new metal roof, newer windows and hard wood floor in some rooms. The detached garage adds convenience & additional storage options

Key facts

• New metal roof
• Hard wood floor
• Newer windows

Tags

• UNIQUE OPPORTUNITY
• NEW METAL ROOF
• NEWER WINDOWS
• HARD WOOD FLOOR
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.2% in Reedsburg — 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 74/100 on livability (#187 in WI, #4,937 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, health & safety D, amenities F.
• Reedsburg School District (town): math 31% / reading 36% proficiency, ranked #242 of 342 in WI (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; solid renter incomes; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $672 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $49k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $97k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,536 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 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 1900 — 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: 1.63% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 5.1

CMA / ARV

• ARV (median comp): $247,670
• List price: $97,200
• Delta: -60.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 N Preston Ave	0.09mi	3/1.5 (-1)	1,772 (+0%)	3mo	$305,000	$172	87
412 W Main St	0.27mi	4/2.0	1,813 (+2%)	2mo	$222,900	$123	81
415 Clark St	0.35mi	3/1.5 (-1)	1,678 (-5%)	19mo	$228,000	$136	52
102 S Albert Ave	0.35mi	3/1.0 (-1)	1,516 (-14%)	2mo	$220,000	$145	49
331 S James Ave	0.46mi	4/2.0	1,970 (+11%)	17mo	$268,000	$136	46
510 W Main St	0.23mi	3/2.5 (-1)	1,542 (-13%)	22mo	$225,000	$146	43
700 K St	0.70mi	3/2.0 (-1)	1,864 (+5%)	20mo	$148,400	$80	37
301 S James Ave	0.44mi	3/2.0 (-1)	1,992 (+12%)	21mo	$249,900	$125	36
149 3rd St	0.68mi	3/2.0 (-1)	1,891 (+7%)	20mo	$295,500	$156	35

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: 9.3%
• Equity multiple: 1.36×
• Total profit: $9,931
• Equity at exit: $14,493

10-year hold

• IRR: 18.5%
• Equity multiple: 2.55×
• Total profit: $42,084
• Equity at exit: $8,404

Cash invested: $27,216 (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 53959

• Home prices YoY: -34.7%
• Active inventory: 66
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$510
• Tax from tax record: −$298 /mo · $3,575/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $401

Break-even live

Break-even rent $1,074

Max offer price $97,200

Occupancy floor 70%

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: $24,300
• Closing costs: $2,916
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-16
   status $97,200 Pending 270 DOM
2. 2026-06-15
   days on market $97,200 Active 270 DOM
3. 2026-06-14
   days on market $97,200 Active 268 DOM
4. 2026-06-13
   price $97,200 Active 267 DOM
5. 2026-06-12
   days on market $136,200 Active 267 DOM
6. 2026-06-09
   days on market $136,200 Active 264 DOM
7. 2026-06-08
   days on market $136,200 Active 263 DOM
8. 2026-06-07
   days on market $136,200 Active 262 DOM
9. 2026-06-05
   days on market $136,200 Active 259 DOM
10. 2026-06-03
    days on market $136,200 Active 258 DOM
11. 2026-06-02
    days on market $136,200 Active 257 DOM
12. 2026-06-01
    days on market $136,200 Active 256 DOM
13. 2026-05-31
    days on market $136,200 Active 255 DOM
14. 2026-05-30
    days on market $136,200 Active 254 DOM
15. 2026-03-19
    price $136,200 808-char remark

    Show marketing remark (808 chars)

    ?AS IS? major fixer-upper 2 story home on the west side of Reedsburg. This property is brimming w/ potential, offering a unique opportunity for those looking to invest in a home that they can truly make their own or the creative real estate minds for investment. With 4 bdrms & 2 full baths, this residence provides ample space for families of all sizes or those seeking extra room for hobbies, a home office, or guest accommodations. While it?s important to note that this property requires major repairs and may need to be stripped down to the studs, the sturdy structure provides a solid foundation for your imaginative ideas. On a positive side, it does offer a new metal roof, newer windows and hard wood floor in some rooms. The detached garage adds convenience & additional storage options

16. 2025-09-16
    listed $146,200 Active 808-char remark

    Show marketing remark (812 chars)

    ?AS IS? major fixer-upper Duplex home on the west side of Reedsburg. This property is brimming w/ potential, offering a unique opportunity for those looking to invest their creative real estate minds for investment. While it?s important to note that this property requires major repairs & may need to be stripped down to the studs, the sturdy structure provides a solid foundation for your imaginative ideas. On a positive side, it does offer a new metal roof, newer windows and hard wood floor in some rooms. The detached garage adds convenience & additional storage options, perfect for renters, One new garage door has been added. Whether you're a seasoned renovator or a first-time buyer with a vision, this is an opportunity not to be missed. Caution has Black Mold be careful walking thru home.

17. 2025-09-16
    listed $146,200 Active 812-char remark

    Show marketing remark (812 chars)

    ?AS IS? major fixer-upper Duplex home on the west side of Reedsburg. This property is brimming w/ potential, offering a unique opportunity for those looking to invest their creative real estate minds for investment. While it?s important to note that this property requires major repairs & may need to be stripped down to the studs, the sturdy structure provides a solid foundation for your imaginative ideas. On a positive side, it does offer a new metal roof, newer windows and hard wood floor in some rooms. The detached garage adds convenience & additional storage options, perfect for renters, One new garage door has been added. Whether you're a seasoned renovator or a first-time buyer with a vision, this is an opportunity not to be missed. Caution has Black Mold be careful walking thru home.

18. 2025-08-20
    soldstatus $45,000

ⓘ 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: $3,575 · $298/mo
• Projected year-2 tax: $3,575 · $298/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,976
• − Mortgage interest: −$5,445
• − Property taxes: −$3,575
• − Insurance: −$486
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$2,828
• Taxable income: $3,607
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $3,948/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: Reedsburg School District
• NCES district ID: 5512660
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $52,578
• Composite: 29.34/100
• National rank: #6544
• State rank: #242 of 342 in WI

Livability — Reedsburg

• Score: 74/100
• State rank: #187
• US rank: #4937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reedsburg, WI
• County: Sauk County · 36,155 people
• City population: 14,451
• Metro: Baraboo, WI
• Population (ZIP): 14,451
• Household income: $77,924
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 294.0

Population outlook (Sauk County) Hauer SSP2

• Today (2025): 66,065 people
• By 2030: 66,755 · +1.0%
• By 2040: 66,999 · +1.4%
• By 2050: 65,499 · -0.9%
• By 2075: 60,000 · -9.2%
• By 2100: 51,070 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 5% Romanian 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Sauk

• 2024 margin: Toss-up / Even · D 48.4% · R 50.0% · Other 1.6%
• 2008→2024 swing: -23.2pp toward R · 2008: 21.6pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.7 2016: R+0.3 2012: D+18.5 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.25%
• Current HPI: 229.9937
• Rent YoY: —
• Metro: Baraboo, 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

+202.7% since first listed

4 events — show timeline

• 2026-03-19 Price Changed $136,200 SCWMLS
• 2025-09-16 Listed $146,200 SCWMLS
• 2025-09-16 Listed $146,200 SCWMLS
• 2025-08-20 Sold (Public Records) $45,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,575 · +10.8% YoY. Source: county tax records.