160 N Hickory St · Platteville, WI 53818

$200,000

4 bd · 2.5 ba · 2,128 sqft · Other · 17 Days on market

Built 1900 0.33 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, Location, Location! Just one block from UW-Platteville, this historic 4-bedroom, 2.5-bath home presents an excellent opportunity for both investors and owner-occupants. A change in the seller's circumstances has made this property available, creating a chance to own a well-located home in one of Platteville's most desirable rental and residential areas. Numerous updates and improvements have been completed during the seller's ownership, providing a solid foundation for future value. With its spacious layout, historic character, and unbeatable proximity to campus, this property offers strong long-term potential. Whether you're seeking an investment property, student rental, or a pl

Key facts

• Investment property
• Numerous updates
• Historic home

Tags

• HISTORIC HOME
• NUMEROUS UPDATES
• SPACIOUS LAYOUT
• INVESTMENT PROPERTY

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Two-story single-family home; Estimated finished above-grade area 2,128 sq ft
• Construction: Assessor/public record for year built
• Exterior features: Vinyl and stucco exterior; Sidewalks

Interior

• Kitchen: Kitchen on main level — 10 x 17
• Bedrooms: Master bedroom (Upper) — 13 x 15; Bedroom 2 (Upper) — 10 x 11; Bedroom 3 (Upper) — 11 x 11; Bedroom 4 (Upper) — 13 x 13
• Bathrooms: Two full bathrooms; One half bathroom; At least one tub; No master bedroom bath
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Walk-up attic; Cable/satellite available; High-speed internet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $48 ($572/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (14.0% below list).
• Recommended offer: $172k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Platteville — 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 (#57 in WI, #1,617 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment D-.
• Platteville School District (town): math 52% / reading 42% proficiency, ranked #85 of 342 in WI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Platteville High (math 32% / reading 32%, grade F, #184 of 483 statewide, top 41%, 496 students, 37% FRL).
• Zoned-school proficiency averages 32% at this address vs 47% district-wide (-15 pts) — the specific schools serving this property underperform the Platteville School District average; the district grade overstates school quality for this exact location.
• Market conditions: 49 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 120 units permitted in Grant 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.
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,000 (14.0% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 0.86% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 9.7

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-29,392
• Equity at exit: $29,821

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-21,758
• Equity at exit: $17,292

Cash invested: $56,000 (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 53818

• Active inventory: 49
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $48

Break-even live

Break-even rent $1,660

Max offer price $200,000

Occupancy floor 92%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
755 Washington St Platteville, WI	4.0	2.0	1512	$1,720	$1.14	44d	1	0.41mi
685 Camp St Platteville, WI	4.0	2.0	1512	$1,720	$1.14	44d	1	0.43mi
687 Camp St Platteville, WI	4.0	2.0	1512	$1,720	$1.14	44d	1	0.43mi

Listing history 14 events

1. 2026-06-18
   days on market $200,000 Active 17 DOM
2. 2026-06-17
   days on market $200,000 Active 16 DOM
3. 2026-06-16
   days on market $200,000 Active 15 DOM
4. 2026-06-15
   days on market $200,000 Active 14 DOM
5. 2026-06-15
   days on market $200,000 Active 13 DOM
6. 2026-06-13
   days on market $200,000 Active 12 DOM
7. 2026-06-12
   days on market $200,000 Active 11 DOM
8. 2026-06-09
   days on market $200,000 Active 8 DOM
9. 2026-06-08
   days on market $200,000 Active 7 DOM
10. 2026-06-08
    days on market $200,000 Active 6 DOM
11. 2026-06-05
    days on market $200,000 Active 4 DOM
12. 2026-06-03
    days on market $200,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $200,000 Active 1 DOM

ⓘ 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: $2,148 · $179/mo
• Projected year-2 tax: $2,924 · $244/mo
• Expected delta: +$776/yr (+$65/mo · 36.1%)

ⓘ 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 ≥100°F today · 15 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: $20,640
• − Mortgage interest: −$11,203
• − Property taxes: −$2,148
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$5,818
• Taxable loss: −$2,832
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $1,251/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: Platteville School District
• NCES district ID: 5511850
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $44,913
• Composite: 39.87/100
• National rank: #3863
• State rank: #85 of 342 in WI

Livability — Platteville

• Score: 80/100
• State rank: #57
• US rank: #1617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Platteville, WI
• City population: 15,843
• Population (ZIP): 15,843

Population outlook (Grant County) Hauer SSP2

• Today (2025): 53,982 people
• By 2030: 55,104 · +2.1%
• By 2040: 57,353 · +6.2%
• By 2050: 59,315 · +9.9%
• By 2075: 65,496 · +21.3%
• By 2100: 66,508 · +23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 3% Black 3% Two or more races 3% Asian 2%
• Common ancestry: Portuguese 7% Romanian 5% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Grant

• 2024 margin: R (+18.2) · D 40.2% · R 58.4% · Other 1.3%
• 2008→2024 swing: -42.0pp toward R · 2008: 23.9pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+12.3 2016: R+9.6 2012: D+13.7 2008: D+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.66%
• Current HPI: 189.3094
• 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

+48.1% since first listed

2 events — show timeline

• 2026-05-29 Listed $200,000 SCWMLS
• 2023-08-01 Sold (Public Records) $135,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $2,148 · -4.1% YoY. Source: county tax records.