1212 Clark St · Janesville, WI 53545

$175,000

5 bd · 1.5 ba · 1,494 sqft · SingleFamily public records · 9 Days on market

Built 1957 4,791 sqft lot Est $215k · 19% under

---

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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.9/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quiet Eastside neighborhood! This 4-bedroom Cape Cod-style home at offers great potential for homeowners or investors looking to add their personal touch. This home features classic hardwood floors, spacious living areas, and plenty of character throughout. The attached 2-car garage provides convenience and extra workspace, while the large basement offers abundant storage space and room for hobbies, a workshop, or future finishing possibilities. Situated in a desirable residential area close to schools, parks, shopping, and everyday amenities, this home is a fantastic opportunity to build equity and create the home you?ve been dreaming of. selling as is

Key facts

• Attached garage
• Large basement
• Cape cod style

Tags

• CAPE COD STYLE
• HARDWOOD FLOORS
• SPACIOUS LIVING AREAS
• ATTACHED GARAGE
• LARGE BASEMENT
• DESIRABLE RESIDENTIAL AREA

Property features AI

Finance

• Other: Inclusions: refrigerator, stove/oven, washer, dryer

Exterior

• Parking: Attached 2-car garage with opener
• Utilities: Municipal water; Municipal sewer; Natural gas available
• Home design: 1.5-story single-family home; Approximately 1,926 finished above-grade square feet
• Construction: Construction details from assessor/public record
• Exterior features: Aluminum/steel exterior; Lot approximately 0.11 acres; Zoned R1

Interior

• Kitchen: Range/oven; Refrigerator; Garbage disposal
• Bedrooms: Master bedroom on main level (12 x 11); Second bedroom on main level (11 x 9); Third bedroom on upper level (11 x 9); Fourth bedroom on upper level (12 x 11)
• Bathrooms: One full bathroom; One half bathroom; No master bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Full basement; Den/office on main level (14 x 8); Living room on main level (17 x 14)
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.8% vs local median 2.7% in Janesville — 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 78/100 on livability (#101 in WI, #2,663 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Janesville School District (urban): math 31% / reading 35% proficiency, ranked #254 of 342 in WI (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roosevelt Elementary (math 62% / reading 52%, grade C+, #127 of 1,041 statewide, top 14%, 354 students, 56% FRL); Craig High (math 22% / reading 31%, grade F, #280 of 483 statewide, top 58%, 1,522 students, 37% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising fast (+14.4%/yr); 69 active listings in the ZIP; 629 units permitted in Rock County in 2024 (263 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Rock County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $145k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1957 — 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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $215,136
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1040 Carrington St	0.21mi	4/1.5 (-1)	1,376 (-8%)	9mo	$107,000	$78	65
1215 Home Park Ave	0.10mi	4/1.5 (-1)	1,602 (+7%)	19mo	$251,000	$157	62
1105 E Racine St	0.19mi	4/2.0 (-1)	1,568 (+5%)	20mo	$260,000	$166	60
791 S Main St	0.30mi	4/2.0 (-1)	1,394 (-7%)	12mo	$200,000	$143	57
306 E Racine St	0.25mi	4/2.0 (-1)	1,588 (+6%)	19mo	$210,000	$132	55
639 S Main St	0.28mi	4/2.0 (-1)	1,680 (+12%)	13mo	$229,500	$137	49
208 Riverside St	0.56mi	4/1.0 (-1)	1,500 (+0%)	23mo	$62,000	$41	47
1312 Josephine St	0.39mi	4/1.0 (-1)	1,324 (-11%)	16mo	$197,500	$149	42
18 S Wisconsin St	0.72mi	4/1.5 (-1)	1,426 (-5%)	22mo	$205,000	$144	35
69 S Ringold St	0.73mi	4/2.0 (-1)	1,558 (+4%)	20mo	$285,000	$183	35
411 S Harmony ` Dr	0.68mi	4/1.0 (-1)	1,320 (-12%)	19mo	$232,900	$176	26

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,481
• Equity at exit: $26,093

10-year hold

• IRR: 12.4%
• Equity multiple: 2.22×
• Total profit: $60,019
• Equity at exit: $15,131

Cash invested: $49,000 (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 53545

• Rents YoY: 14.4%
• Active inventory: 69
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$304 /mo · $3,642/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $215

Break-even live

Break-even rent $1,638

Max offer price $175,000

Occupancy floor 84%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-19
   listed $194,900 Active
2. 2021-08-02
   soldstatus $145,000
3. 2005-10-31
   soldstatus $102,500
4. 2003-07-15
   soldstatus $77,200

ⓘ 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: $3,642 · $304/mo
• Projected year-2 tax: $3,642 · $304/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 ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,925
• − Mortgage interest: −$9,803
• − Property taxes: −$3,642
• − Insurance: −$875
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$5,091
• Taxable loss: −$154
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $2,618/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: Janesville School District
• NCES district ID: 5507020
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $47,805
• Composite: 28.47/100
• National rank: #6744
• State rank: #254 of 342 in WI

Livability — Janesville

• Score: 78/100
• State rank: #101
• US rank: #2663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Janesville, WI
• County: Rock County · 135,428 people
• City population: 44,619
• Metro: Janesville-Beloit, WI
• Population (ZIP): 24,703
• Household income: $73,889
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 626.0

Population outlook (Rock County) Hauer SSP2

• Today (2025): 163,403 people
• By 2030: 162,815 · -0.4%
• By 2040: 158,655 · -2.9%
• By 2050: 151,235 · -7.4%
• By 2075: 131,901 · -19.3%
• By 2100: 108,665 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Portuguese 10% Romanian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Rock

• 2024 margin: Lean D (+7.3) · D 52.9% · R 45.6% · Other 1.4%
• 2008→2024 swing: -22.0pp toward R · 2008: 29.3pp · 2024: 7.3pp
• All cycles: 2024: D+7.3 2020: D+11.2 2016: D+10.5 2012: D+23.2 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -263.93%
• Current HPI: 247.8994
• Rent YoY: ▲ 14.43%
• Metro: Janesville-Beloit, 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

+152.5% since first listed

4 events — show timeline

• 2026-05-19 Listed $194,900 SCWMLS
• 2021-08-02 Sold (Public Records) $145,000 Public Records
• 2005-10-31 Sold (Public Records) $102,500 Public Records
• 2003-07-15 Sold (Public Records) $77,200 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,642 · +12.8% YoY. Source: county tax records.