230 E Van Buren St · Poynette, WI 53955

$125,000

3 bd · 2.0 ba · 1,614 sqft · SingleFamily · 1 Days on market

Built 1920 1.64 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In need of a little TLC with great potential. Private street with Rowan Creek and open land beyond rear yard 1.643 areas. Home features 2 full baths w/ washer & dryer first floor, large living room with natural Fireplace. Three season room and rear inclosed porch.

Key facts

• New well
• Entirely gutted
• 104 acre lot

Tags

• ENTIRELY GUTTED
• TWO TAX PARCELS
• 60 ACRE LOT
• 104 ACRE LOT
• MUNICIPAL SEWER
• NEW WELL

Property features AI

Finance

• Other: Seller excludes personal property; Includes a 1.04 acre parcel

Exterior

• Parking: Detached 2-car garage with opener included
• Utilities: Municipal sewer; Well; Natural gas heating
• Home design: Two-story single-family home; Approximately 1,614 finished above-grade square feet
• Construction: Finished above grade: 1,614 sq ft; Finished below grade: 0 sq ft
• Exterior features: Wood exterior; 1.64-acre lot; Residential zoning

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on upper level; Second bedroom on upper level; Third bedroom on upper level
• Bathrooms: Two full bathrooms; No master bathroom
• Interior features: Full basement; Main-level living room; Main-level kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.2% vs local median 2.1% in Poynette — 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 71/100 on livability (#282 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• Poynette School District (rural): math 43% / reading 42% proficiency, ranked #108 of 342 in WI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Poynette Elementary (math 47% / reading 42%, grade F, #372 of 1,041 statewide, top 40%, 412 students, 29% FRL); Poynette High (math 37% / reading 47%, grade F, #74 of 483 statewide, top 18%, 307 students, 24% FRL).
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 219 units permitted in Columbia County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Columbia County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1920 — 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. 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 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: 1.40% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $332,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 N Franklin St	0.25mi	3/2.0	1,617 (+0%)	8mo	$290,000	$179	81
111 W Thomas St	0.25mi	3/1.5	1,524 (-6%)	1mo	$290,000	$190	76
155 Academy St	0.30mi	3/2.0	1,640 (+2%)	10mo	$308,000	$188	76
313 N Main St	0.31mi	2/2.0 (-1)	1,555 (-4%)	4mo	$290,000	$186	71
121 Old Settlers Trl	0.44mi	3/1.0	1,580 (-2%)	6mo	$356,000	$225	67
214 Pauquette Dr	0.41mi	4/2.0 (+1)	1,560 (-3%)	10mo	$345,000	$221	62
315 S Main St	0.14mi	3/1.0	1,440 (-11%)	13mo	$250,000	$174	60
215 S Lincoln St	0.11mi	3/1.5	1,374 (-15%)	10mo	$336,000	$245	60
305 Meadow Ln	0.48mi	3/2.5	1,770 (+10%)	2mo	$365,500	$206	58
171 Academy St	0.30mi	3/2.0	1,426 (-12%)	11mo	$305,000	$214	57
N2895 County Road V	0.64mi	4/2.0 (+1)	1,432 (-11%)	2mo	$1,500,000	$1,047	45
911 Valley Rd	0.75mi	3/2.0	1,852 (+15%)	3mo	$325,000	$175	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: 8.9%
• Equity multiple: 1.35×
• Total profit: $12,287
• Equity at exit: $18,638

10-year hold

• IRR: 18.1%
• Equity multiple: 2.51×
• Total profit: $52,691
• Equity at exit: $10,808

Cash invested: $35,000 (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 53955

• Home prices YoY: -13.7%
• Active inventory: 33
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $510

Break-even live

Break-even rent $1,104

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Boneset Ave Poynette, WI	1.0–2.0	1.0–2.0	939	$1,750	$1.86	14d	11	0.89mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $125,000 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: $1,973 · $164/mo
• Projected year-2 tax: $2,143 · $179/mo
• Expected delta: +$170/yr (+$14/mo · 8.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$7,002
• − Property taxes: −$1,973
• − Insurance: −$625
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$3,636
• Taxable income: $4,403
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $5,069/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: Poynette School District
• NCES district ID: 5512120
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $66,884
• Composite: 38.19/100
• National rank: #4261
• State rank: #108 of 342 in WI

Livability — Poynette

• Score: 71/100
• State rank: #282
• US rank: #7287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poynette, WI
• City population: 5,909
• Population (ZIP): 5,909

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 56,322 people
• By 2030: 55,530 · -1.4%
• By 2040: 53,204 · -5.5%
• By 2050: 50,388 · -10.5%
• By 2075: 44,799 · -20.5%
• By 2100: 38,207 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4% Native American 1%
• Common ancestry: Portuguese 16% Romanian 4% Lithuanian 4%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Columbia

• 2024 margin: Toss-up / Even · D 47.0% · R 51.6% · Other 1.3%
• 2008→2024 swing: -19.9pp toward R · 2008: 15.3pp · 2024: -4.6pp
• All cycles: 2024: R+4.6 2020: R+1.5 2016: R+2.2 2012: D+13.6 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.02%
• Current HPI: 340.6593
• 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

+4.3% since first listed

6 events — show timeline

• 2026-06-17 Listed $125,000 SCWMLS
• 2025-04-09 Sold (Public Records) $135,000 Public Records
• 2025-04-04 Sold (MLS) $135,000 METROMLS
• 2025-03-09 Pending — METROMLS
• 2025-03-08 Contingent — METROMLS
• 2025-03-02 Listed $119,900 METROMLS

Property tax history

+2.7%/yr

Latest (2025): $1,973 · -29.3% YoY. Source: county tax records.