1525 Kenilworth Ct · Stoughton, WI 53589

$1,500,000

None bd · None ba · — sqft · MultiFamily · 11 Days on market

Built 1983 Good condition 0.53 ac lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well maintained, fully occupied 10-unit apartment building offering strong in-place income and upside potential. Each 2-bed/1-bath unit has been updated with newer carpet, kitchen cabinets (8 of 10 units), tile flooring, appliances, dishwashers, garbage disposals, MagicPak gas furnaces + central AC, and newer exterior decks. Tenants enjoy assigned secured basement storage and landlord-owned commercial coin laundry (new 2025). Tenant assigned parking included in lease, additional street parking available. Major updates include asphalt parking lot replacement (2018), refreshed landscaping with edging, mulch, and rock (2026), and newer mechanicals. Tenants pay separately metered electric; owner covers water and common electric. Includes 12x10 owner shed, two water softeners, and prepaid 2026 lawn care. Walkable to schools, restaurants, groceries, and retail with quick access to Hwy 151/18 and Beltline. See MLS docs for additional details; financials upon request.

Key facts

• 0.53 acre lot
• 2 parking spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 10 × 2-bed/1-bath units multifamily listed at $1.50M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $226/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.50M).
• Cap rate 8.1% vs local median 2.1% in Stoughton — 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 80/100 on livability (#64 in WI, #1,713 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, amenities A; Watch: commute F.
• Stoughton Area School District (suburban): math 33% / reading 38% proficiency, ranked #197 of 342 in WI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 203 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,519 units permitted in Dane County in 2024 (3,978 in 5+ unit buildings).
• At $15,981/mo this rent would consume 199% of the median local household income ($96k/yr) (locally 286% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $45k of value loss. Plan a longer hold.
• Dane County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $1,500,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400-402 Estate Ln	0.26mi	5/2.0	—	4mo	$446,500	—	72
221-225 N Gjertson St	0.39mi	5/3.0	—	1mo	$480,000	—	69
105 N Harrison St	0.51mi	5/2.0	—	1mo	$370,000	—	63
621-633 Nygaard St	0.56mi	8/8.0	—	13mo	$690,000	—	51
532 S Monroe St	0.69mi	5/2.0	—	8mo	$400,000	—	49
608 W South St	0.64mi	3/2.0	—	14mo	$308,500	—	46
525 W South St	0.69mi	5/2.0	—	20mo	$339,900	—	38

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-98,957
• Equity at exit: $223,655

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $100,060
• Equity at exit: $129,693

Cash invested: $420,000 (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 53589

• Active inventory: 203
• Price-to-rent: 78.2×

Monthly cashflow live

• Estimated rent: $15,981 high
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,500/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,356
• Net cashflow: $2,259

Break-even live

Break-even rent $13,122

Max offer price $1,500,000

Occupancy floor 81%

Sensitivity live

Price	-10% $3,295	-5% $2,777	+0% $2,259	+5% $1,741	+10% $1,222
Rent	-10% $996	-5% $1,628	+0% $2,259	+5% $2,890	+10% $3,521
Rate	-1.0pp $3,014	-0.5pp $2,640	base $2,259	+0.5pp $1,870	+1.0pp $1,475

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	2	1	$15,980
Total (10 units)			$15,981

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 Kenilworth Ct Unit 1509-07 Stoughton, WI	2.0	1.0	1030	$1,380	$1.34	44d	1	0.03mi
1601 Kenilworth Ct Unit 1601-10 Stoughton, WI	2.0	1.0	950	$1,310	$1.38	24d	1	0.04mi
1601 Kenilworth Ct Unit 1601-07 Stoughton, WI	2.0	1.0	1030	$1,380	$1.34	24d	1	0.07mi
1617 Jackson St Stoughton, WI	3.0	1.0	1200	$2,100	$1.75	24d	1	0.12mi
1801 Jackson St Unit 2023 Stoughton, WI	2.0	1.0	1179	$1,875	$1.59	44d	1	0.20mi
1801 Jackson St Unit 1823 Stoughton, WI	2.0	1.0	907	$1,800	$1.98	44d	1	0.20mi
1801 Jackson St Unit 2035 Stoughton, WI	2.0	1.0	1179	$1,925	$1.63	24d	1	0.20mi
1215 Jackson St Stoughton, WI	3.0	1.0	1140	$1,505	$1.32	13d	5	0.21mi
504 Kings Lynn Rd Stoughton, WI	3.0	2.0	1500	$2,100	$1.40	13d	1	0.27mi
336 Olson Ct Stoughton, WI	1.0	1.0	563	$1,200	$2.13	13d	5	0.32mi
2125 McComb Rd Stoughton, WI	1.0–2.0	1.5–2.0	1049	$1,850	$1.76	13d	2	0.44mi
400 S Van Buren St Unit 400-104 Stoughton, WI	1.0	1.0	756	$1,395	$1.85	44d	1	0.45mi
212 S Water St Stoughton, WI	2.0	1.0	950	$1,395	$1.47	44d	1	0.88mi
211 S Water St Unit 203 Stoughton, WI	2.0	2.0	1066	$1,825	$1.71	24d	1	0.91mi
117 E Washington St Stoughton, WI	1.0	1.0	840	$1,275	$1.52	14d	1	0.97mi
1660 Nygaard St Stoughton, WI	2.0	1.0–2.0	925	$2,065	$2.23	13d	7	1.01mi
915 S Page St Apt 26 Stoughton, WI	2.0	1.0	—	$1,089	—	44d	1	1.02mi
1680 Nygaard St Stoughton, WI	1.0–2.0	1.0–2.0	927	$1,840	$1.98	14d	8	1.04mi
1601 Hoel Ave Stoughton, WI	2.0	1.0–2.0	846	$1,795	$2.12	13d	3	1.06mi
1615 Hoel Ave Stoughton, WI	1.0	1.0	682	$1,475	$2.16	13d	3	1.10mi
1801 Hildebrandt St Stoughton, WI	3.0	1.5	10800	$2,550	$0.24	21d	1	1.13mi
2301 Lincoln Ave Stoughton, WI	3.0	2.0	1405	$2,395	$1.70	13d	1	1.44mi

Listing history 2 events

1. 2026-05-15
   status Pending 974-char remark

   Show marketing remark (974 chars)

   Well maintained, fully occupied 10-unit apartment building offering strong in-place income and upside potential. Each 2-bed/1-bath unit has been updated with newer carpet, kitchen cabinets (8 of 10 units), tile flooring, appliances, dishwashers, garbage disposals, MagicPak gas furnaces + central AC, and newer exterior decks. Tenants enjoy assigned secured basement storage and landlord-owned commercial coin laundry (new 2025). Tenant assigned parking included in lease, additional street parking available. Major updates include asphalt parking lot replacement (2018), refreshed landscaping with edging, mulch, and rock (2026), and newer mechanicals. Tenants pay separately metered electric; owner covers water and common electric. Includes 12x10 owner shed, two water softeners, and prepaid 2026 lawn care. Walkable to schools, restaurants, groceries, and retail with quick access to Hwy 151/18 and Beltline. See MLS docs for additional details; financials upon request.

2. 2026-05-04
   listed $1,500,000 Active 974-char remark

   Show marketing remark (974 chars)

   Well maintained, fully occupied 10-unit apartment building offering strong in-place income and upside potential. Each 2-bed/1-bath unit has been updated with newer carpet, kitchen cabinets (8 of 10 units), tile flooring, appliances, dishwashers, garbage disposals, MagicPak gas furnaces + central AC, and newer exterior decks. Tenants enjoy assigned secured basement storage and landlord-owned commercial coin laundry (new 2025). Tenant assigned parking included in lease, additional street parking available. Major updates include asphalt parking lot replacement (2018), refreshed landscaping with edging, mulch, and rock (2026), and newer mechanicals. Tenants pay separately metered electric; owner covers water and common electric. Includes 12x10 owner shed, two water softeners, and prepaid 2026 lawn care. Walkable to schools, restaurants, groceries, and retail with quick access to Hwy 151/18 and Beltline. See MLS docs for additional details; financials upon request.

ⓘ 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 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $191,772
• − Mortgage interest: −$84,023
• − Property taxes: −$22,500
• − Insurance: −$7,500
• − Repairs & maintenance: −$15,342
• − Management: −$15,342
• − Depreciation: −$43,636
• Taxable income: $3,429
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $26,283/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

A well-maintained 10-unit apartment building with good exterior and interior conditions, ready for cosmetic updates to enhance curb appeal and property value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value.
• Both Landscaping improvements — Enhances curb appeal and property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Stoughton Area School District
• NCES district ID: 5514550
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $67,233
• Composite: 32.4/100
• National rank: #5730
• State rank: #197 of 342 in WI

Livability — Stoughton

• Score: 80/100
• State rank: #64
• US rank: #1713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stoughton, WI
• County: Dane County · 506,461 people
• City population: 19,550
• Metro: Madison, WI
• Population (ZIP): 19,550
• Household income: $96,226
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 286.0

Population outlook (Dane County) Hauer SSP2

• Today (2025): 610,707 people
• By 2030: 654,875 · +7.2%
• By 2040: 740,480 · +21.2%
• By 2050: 826,188 · +35.3%
• By 2075: 1,040,574 · +70.4%
• By 2100: 1,168,084 · +91.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 21% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Dane

• 2024 margin: Solid D (+51.7) · D 75.1% · R 23.4% · Other 1.5%
• 2008→2024 swing: +4.7pp toward D · 2008: 47.0pp · 2024: 51.7pp
• All cycles: 2024: D+51.7 2020: D+52.6 2016: D+48.0 2012: D+43.6 2008: D+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -299.98%
• Current HPI: 261.1854
• Rent YoY: —
• Metro: Madison, 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

2 events — show timeline

• 2026-05-15 Pending — SCWMLS
• 2026-05-04 Listed $1,500,000 SCWMLS