117 Taylor St · Mayville, WI 53050

$70,550

1 bd · 1.0 ba · 632 sqft · Other · 98 Days on market

Built 1948 4,791 sqft lot ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WHY RENT WHEN YOU CAN OWN?? Raised ranch w/ walkout basement, updated kitchen w/ tile floor, new carpeting, newer windows, ceiling fans, backyard and deck to relax on. 220 Volt, 100 amp electrical service, circuit breakers, workroom and root cellar on lower level, garage for small car or boat, additional side parking for 2 vehicles.

Key facts

• 4,791 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $71k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#292 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mayville School District (town): math 43% / reading 44% proficiency, ranked #110 of 342 in WI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mayville Junior-Senior High (math 22% / reading 47%, grade F, #144 of 483 statewide, top 36%, 515 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 229 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($488 loan paydown + $7k appreciation (10.0% local appreciation)).
• Dodge County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.77%
• DSCR: 1.75
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 3.84×
• Total profit: $56,073
• Equity at exit: $63,557

10-year hold

• IRR: 31.7%
• Equity multiple: 8.67×
• Total profit: $151,441
• Equity at exit: $137,063

Cash invested: $19,754 (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 53050

• Home prices YoY: 13.6%
• Active inventory: 13
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$370
• Tax from tax record: −$175 /mo · $2,104/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $276

Break-even live

Break-even rent $727

Max offer price $70,550

Occupancy floor 69%

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: $17,638
• Closing costs: $2,116
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Dayton St Unit 1 Bed / 1 Bath Mayville, WI	1.0	1.0	700	$1,150	$1.64	43d	1	0.30mi
1439 Dayton St Mayville, WI	1.0	1.0	614	$860	$1.40	1d	4	0.96mi

Listing history 14 events

1. 2026-02-24
   status Pending
2. 2026-02-18
   status Active
3. 2026-02-11
   historical
4. 2026-01-03
   historical Contingent
5. 2025-12-29
   price $70,550
6. 2025-11-10
   listed $83,000 Active
7. 2022-06-02
   soldstatus $114,900
8. 2012-10-08
   listed $69,900 335-char remark

   Show marketing remark (219 chars)

   REO Foreclosure Bank Owned property. This Raised Ranch is being sold 'as is'. One bedroom, full bath, den and eat-in kitchen on upper floor. Deck off back. Special Addendums required with offer plus Pre-Approval Letter.

9. 2012-10-08
   historical 335-char remark

   Show marketing remark (219 chars)

   REO Foreclosure Bank Owned property. This Raised Ranch is being sold 'as is'. One bedroom, full bath, den and eat-in kitchen on upper floor. Deck off back. Special Addendums required with offer plus Pre-Approval Letter.

10. 2012-10-08
    historical 219-char remark

    Show marketing remark (219 chars)

    REO Foreclosure Bank Owned property. This Raised Ranch is being sold 'as is'. One bedroom, full bath, den and eat-in kitchen on upper floor. Deck off back. Special Addendums required with offer plus Pre-Approval Letter.

11. 2012-10-08
    listed $34,900 219-char remark

    Show marketing remark (219 chars)

    REO Foreclosure Bank Owned property. This Raised Ranch is being sold 'as is'. One bedroom, full bath, den and eat-in kitchen on upper floor. Deck off back. Special Addendums required with offer plus Pre-Approval Letter.

12. 2009-07-23
    soldstatus $54,000
13. 2008-08-28
    soldstatus $36,000 219-char remark

    Show marketing remark (219 chars)

    REO Foreclosure Bank Owned property. This Raised Ranch is being sold 'as is'. One bedroom, full bath, den and eat-in kitchen on upper floor. Deck off back. Special Addendums required with offer plus Pre-Approval Letter.

14. 2004-08-24
    soldstatus $81,300

ⓘ 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: $2,104 · $175/mo
• Projected year-2 tax: $2,104 · $175/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 1/10 Low 7 d/yr ≥98°F today · 13 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: $12,922
• − Mortgage interest: −$3,952
• − Property taxes: −$2,104
• − Insurance: −$353
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,052
• Taxable income: $2,394
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $2,738/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: Mayville School District
• NCES district ID: 5508880
• Math proficiency: 43% ▲ 2.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $56,952
• Composite: 38.06/100
• National rank: #4286
• State rank: #110 of 342 in WI

Livability — Mayville

• Score: 70/100
• State rank: #292
• US rank: #7605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayville, WI
• City population: 7,147
• Population (ZIP): 7,147

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 88,405 people
• By 2030: 87,650 · -0.9%
• By 2040: 84,919 · -3.9%
• By 2050: 80,674 · -8.7%
• By 2075: 73,062 · -17.4%
• By 2100: 63,985 · -27.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 5% Italian 3% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.9) · D 32.8% · R 65.8% · Other 1.4%
• 2008→2024 swing: -24.0pp toward R · 2008: -8.9pp · 2024: -32.9pp
• All cycles: 2024: R+32.9 2020: R+31.0 2016: R+29.6 2012: R+14.5 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.24%
• Current HPI: 410.86
• 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

-13.2% since first listed

14 events — show timeline

• 2026-02-24 Pending — METROMLS
• 2026-02-18 Relisted — METROMLS
• 2026-02-11 Listing Removed — METROMLS
• 2026-01-03 Contingent — METROMLS
• 2025-12-29 Price Changed $70,550 METROMLS
• 2025-11-10 Listed $83,000 METROMLS
• 2022-06-02 Sold (Public Records) $114,900 Public Records
• 2012-10-08 Listing Removed — METROMLS
• 2012-10-08 Listed $69,900 METROMLS
• 2012-10-08 Listed $34,900 METROMLS
• 2012-10-08 Listing Removed — METROMLS
• 2009-07-23 Sold (Public Records) $54,000 Public Records
• 2008-08-28 Sold (MLS) $36,000 METROMLS
• 2004-08-24 Sold (Public Records) $81,300 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,104 · -21.0% YoY. Source: county tax records.