N3175 Mistle Rd · Geneva, WI 53147

$249,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 31 Days on market

Built 1935 6,098 sqft lot Est $295k · 15% under $7/mo HOA

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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 +21.9/30.0
• ARV discount +14.4/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming bungalow style home blocks from Lake Como & all the fun lake living has to offer! Lake Como Beach Association offers beach, park, clubhouse & more. Golf cart & UTV friendly community adds to the relaxed lifestyle. This home is a diamond in the rough with endless potential. HUGE walk-up attic for a future bedroom, office, or additional living space. Major updates include Furnace & Central Air 2021. Roof 2018. Water Heater 2005. Surrounded by newer homes & new construction down the street, this desirable & upcoming lake community continues to grow in popularity! Whether you're looking for a year-round home, weekend getaway or investment opportunity

Key facts

• Roof
• Water heater
• Huge walk-up attic

Tags

• HUGE WALK-UP ATTIC
• ROOF
• WATER HEATER

Property features AI

Finance

• Other: Shed included; Several appliances and certain personal property excluded by seller (stove, refrigerator, microwave, freezer, beverage refrigerator, small cherry tree in backyard)
• HOA & community: Annual HOA fee of $85 (payment frequency unknown)

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: 1.5-story single-family home; Entry and main living areas on main level; Zoned R2
• Construction: Aluminum or aluminum/steel exterior siding; Information source for year built: Assessor/Public Record
• Exterior features: Aluminum / Aluminum or steel exterior; Deeded water access to a lake; Water access/rights; Garden shed; Lot under 1/2 acre

Interior

• Kitchen: Kitchen on main level (10 x 16)
• Bedrooms: Main-level primary bedroom (9 x 11); Main-level second bedroom (10 x 11); Upper-level third bedroom (27 x 20)
• Flooring: Wood floors
• Bathrooms: Shower stall; 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wood floors; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lake Geneva-Genoa City Uhs School District (town): math 27% / reading 35% proficiency, ranked #258 of 342 in WI (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Geneva Middle (math 31% / reading 40%, grade F, #200 of 383 statewide, top 53%, 615 students, 40% FRL); Badger High (math 27% / reading 36%, grade F, #199 of 483 statewide, top 42%, 1,326 students, 34% FRL).
• Market conditions: 234 active listings in the ZIP; solid renter incomes; 474 units permitted in Walworth County in 2024 (77 in 5+ unit buildings).
• This rent runs 36% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.01% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $294,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
N3199 Hickory Rd	0.23mi	3/1.5	1,076 (-2%)	6mo	$320,000	$297	78
W3990 Longfellow Dr	0.12mi	3/1.0	1,008 (-8%)	4mo	$80,000	$79	77
N3090 Uranus Rd	0.41mi	3/2.0	1,125 (+2%)	1mo	$260,000	$231	73
N3131 Nymph Rd	0.13mi	2/1.0 (-1)	1,144 (+4%)	14mo	$225,000	$197	71
W3796 Lakeview Dr	0.37mi	2/1.0 (-1)	1,060 (-4%)	6mo	$260,000	$245	66
N3062 Uranus Rd	0.45mi	4/2.0 (+1)	1,100 (0%)	9mo	$375,000	$341	62
W3895 Woodland Dr	0.23mi	3/1.0	960 (-13%)	16mo	$320,000	$333	54
N3219 Cherry Rd	0.45mi	2/1.5 (-1)	1,005 (-9%)	7mo	$320,000	$318	52
W3814 Orchid Dr	0.36mi	2/1.0 (-1)	974 (-12%)	16mo	$212,500	$218	45
N3191 Vine Rd	0.63mi	2/1.0 (-1)	1,200 (+9%)	9mo	$200,000	$167	43
W3780 Cypress Dr	0.57mi	2/1.0 (-1)	990 (-10%)	10mo	$265,000	$268	43
N3085 Canary Rd	0.64mi	2/1.0 (-1)	1,016 (-8%)	11mo	$312,500	$308	43

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-15,457
• Equity at exit: $37,261

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $18,664
• Equity at exit: $21,607

Cash invested: $69,972 (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 53147

• Active inventory: 234
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$104
• HOA: −$7
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $394

Break-even live

Break-even rent $2,022

Max offer price $249,900

Occupancy floor 79%

Sensitivity live

Price	-10% $535	-5% $464	+0% $394	+5% $323	+10% $252
Rent	-10% $195	-5% $294	+0% $394	+5% $493	+10% $593
Rate	-1.0pp $520	-0.5pp $457	base $394	+0.5pp $329	+1.0pp $263

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $7 · $84/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-21
   days on market $249,900 Active 31 DOM
2. 2026-06-19
   days on market $249,900 Active 29 DOM
3. 2026-06-18
   days on market $249,900 Active 28 DOM
4. 2026-06-17
   days on market $249,900 Active 27 DOM
5. 2026-06-16
   days on market $249,900 Active 26 DOM
6. 2026-06-15
   days on market $249,900 Active 25 DOM
7. 2026-06-14
   days on market $249,900 Active 23 DOM
8. 2026-06-12
   days on market $249,900 Active 22 DOM
9. 2026-06-09
   days on market $249,900 Active 19 DOM
10. 2026-06-08
    days on market $249,900 Active 18 DOM
11. 2026-06-07
    days on market $249,900 Active 17 DOM
12. 2026-06-05
    days on market $249,900 Active 14 DOM
13. 2026-06-03
    pricedays on market $249,900 Active 13 DOM
14. 2026-06-02
    days on market $259,900 Active 12 DOM
15. 2026-06-01
    days on market $259,900 Active 11 DOM
16. 2026-05-31
    days on market $259,900 Active 10 DOM
17. 2026-05-30
    days on market $259,900 Active 9 DOM
18. 2026-05-21
    listed $259,900 Active

ⓘ 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: $2,112 · $176/mo
• Projected year-2 tax: $3,368 · $281/mo
• Expected delta: +$1,255/yr (+$105/mo · 59.4%)

ⓘ 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 ≥103°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: $30,249
• − Mortgage interest: −$13,998
• − Property taxes: −$2,112
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − HOA: −$84
• − Depreciation: −$7,270
• Taxable income: $695
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $4,558/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: Lake Geneva-Genoa City Uhs School District
• NCES district ID: 5507650
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $52,486
• Composite: 27.25/100
• National rank: #7013
• State rank: #258 of 342 in WI

Livability — Geneva

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Como, WI
• County: Walworth County · 37,189 people
• Metro: Whitewater, WI
• Population (ZIP): 18,638
• Household income: $83,566
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 526.0

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 8% Portuguese 6% Lithuanian 3%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 8% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.25%
• Current HPI: 243.6097
• Rent YoY: —
• Metro: Whitewater, 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

1 event — show timeline

• 2026-05-21 Listed $259,900 METROMLS

Property tax history

+4.1%/yr

Latest (2025): $2,112 · +11.4% YoY. Source: county tax records.