123 Center St #301 · Lake Geneva, WI 53147

$129,900

1 bd · 1.0 ba · 535 sqft · Condo · 60 Days on market

Built 2001 $202/mo HOA · 13% of rent ↓ 13% since listing

---

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 +18.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.9/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of downtown Lake Geneva, this fully furnished suite offers unparalleled convenience just steps away from the lake, along with nearby shops, restaurants, and entertainment venues. Everything you need is included--just bring your belongings! This inviting suite features a complete kitchen, gas fireplace, whirlpool tub, and a private balcony. With arguably the best views in the building. You can watch the busy downtown and also get views of the park and lake. Enjoy the convenience of free unassigned parking in the covered underground garage, easily accessible by elevator. Additional amenities include an indoor pool, workout room, and sundeck, ensuring a comfortable and worry-free stay.

Key facts

• Private balcony
• Gas fireplace
• Whirlpool tub

Tags

• FULLY FURNISHED SUITE
• COMPLETE KITCHEN
• GAS FIREPLACE
• WHIRLPOOL TUB
• PRIVATE BALCONY
• FREE UNASSIGNED PARKING

Property features AI

Finance

• Other: All furnishings per the complex and rental program included (refrigerator, dishwasher, microwave, stove). Seller's personal property excluded.
• HOA & community: Monthly condo fee; Elevator; Exercise room; Indoor pool and pool; Security; Condo name: MILL CREEK; 33 units in the building/association

Exterior

• Parking: Underground garage
• Security: Building security (association amenity)
• Utilities: Municipal water; Municipal sewer
• Home design: Condo in a midrise (3-5 stories) building; One-story unit; Condo zoning
• Construction: Assessor/public record used for year-built information
• Exterior features: Vinyl and wood exterior; Waterfront setting with stream/creek and waterfrontage on lot

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Kitchen approximately 9 x 8
• Bedrooms: Master bedroom on main level, approximately 18 x 10
• Bathrooms: One full bathroom with tub/shower combo in master bathroom
• Heating & cooling: Forced air heating; Electric heat fuel; Wall/sleeve air conditioning; Multiple HVAC units
• Interior features: Living room on main level; Open main-level kitchen and dining area; No basement (slab)
• Laundry & utility: All furnishings, linens and kitchen equipment included per complex and rental program

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.9% in Lake Geneva — 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 72/100 on livability (#247 in WI) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: amenities F, commute F, health & safety D-.
• Lake Geneva-Genoa City Uhs School District (town): math 27% / reading 35% proficiency, ranked #258 of 342 in WI (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Badger High (math 27% / reading 36%, grade F, #199 of 483 statewide, top 42%, 1,326 students, 34% FRL).
• Market conditions: 234 active listings in the ZIP; solid renter incomes; 474 units permitted in Walworth County in 2024 (77 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago 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.
• Current owner paid $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.20% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 7.0

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-12,823
• Equity at exit: $19,369

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-163
• Equity at exit: $11,231

Cash invested: $36,372 (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 53147

• Active inventory: 234
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$202
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $127

Break-even live

Break-even rent $1,392

Max offer price $129,900

Occupancy floor 87%

Sensitivity live

Price	-10% $217	-5% $172	+0% $127	+5% $82	+10% $37
Rent	-10% $4	-5% $66	+0% $127	+5% $188	+10% $250
Rate	-1.0pp $192	-0.5pp $160	base $127	+0.5pp $93	+1.0pp $59

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $202 · $2,424/yr
• Likely covers: gaspoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-21
   days on market $129,900 Active 60 DOM
2. 2026-06-19
   days on market $129,900 Active 58 DOM
3. 2026-06-18
   days on market $129,900 Active 57 DOM
4. 2026-06-17
   days on market $129,900 Active 56 DOM
5. 2026-06-16
   days on market $129,900 Active 55 DOM
6. 2026-06-15
   days on market $129,900 Active 54 DOM
7. 2026-06-14
   days on market $129,900 Active 52 DOM
8. 2026-06-12
   days on market $129,900 Active 51 DOM
9. 2026-06-09
   days on market $129,900 Active 48 DOM
10. 2026-06-08
    days on market $129,900 Active 47 DOM
11. 2026-06-07
    days on market $129,900 Active 46 DOM
12. 2026-06-05
    days on market $129,900 Active 43 DOM
13. 2026-06-03
    days on market $129,900 Active 42 DOM
14. 2026-06-02
    days on market $129,900 Active 41 DOM
15. 2026-06-01
    days on market $129,900 Active 40 DOM
16. 2026-05-31
    days on market $129,900 Active 39 DOM
17. 2026-05-30
    days on market $129,900 Active 38 DOM
18. 2026-04-22
    listed $129,900 Active
19. 2025-11-07
    historical 712-char remark

    Show marketing remark (712 chars)

    Located in the heart of downtown Lake Geneva, this fully furnished suite offers unparalleled convenience just steps away from the lake, along with nearby shops, restaurants, and entertainment venues. Everything you need is included--just bring your belongings! This inviting suite features a complete kitchen, gas fireplace, whirlpool tub, and a private balcony. With arguably the best views in the building. You can watch the busy downtown and also get views of the park and lake. Enjoy the convenience of free unassigned parking in the covered underground garage, easily accessible by elevator. Additional amenities include an indoor pool, workout room, and sundeck, ensuring a comfortable and worry-free stay.

20. 2025-09-22
    price $134,900 712-char remark

    Show marketing remark (712 chars)

    Located in the heart of downtown Lake Geneva, this fully furnished suite offers unparalleled convenience just steps away from the lake, along with nearby shops, restaurants, and entertainment venues. Everything you need is included--just bring your belongings! This inviting suite features a complete kitchen, gas fireplace, whirlpool tub, and a private balcony. With arguably the best views in the building. You can watch the busy downtown and also get views of the park and lake. Enjoy the convenience of free unassigned parking in the covered underground garage, easily accessible by elevator. Additional amenities include an indoor pool, workout room, and sundeck, ensuring a comfortable and worry-free stay.

21. 2025-05-06
    listed $139,900 Active 712-char remark

    Show marketing remark (712 chars)

    Located in the heart of downtown Lake Geneva, this fully furnished suite offers unparalleled convenience just steps away from the lake, along with nearby shops, restaurants, and entertainment venues. Everything you need is included--just bring your belongings! This inviting suite features a complete kitchen, gas fireplace, whirlpool tub, and a private balcony. With arguably the best views in the building. You can watch the busy downtown and also get views of the park and lake. Enjoy the convenience of free unassigned parking in the covered underground garage, easily accessible by elevator. Additional amenities include an indoor pool, workout room, and sundeck, ensuring a comfortable and worry-free stay.

22. 2024-11-16
    historical 712-char remark

    Show marketing remark (712 chars)

    Located in the heart of downtown Lake Geneva, this fully furnished Suite offers unparalleled convenience just steps away from the lake, along with nearby shops, restaurants, and entertainment venues. Everything you need is included--just bring your belongings! This inviting suite features a complete kitchen, gas fireplace, whirlpool tub, and a private balcony. With arguably the best views in the building. You can watch the busy downtown and also get views of the park and lake. Enjoy the convenience of free unassigned parking in the covered underground garage, easily accessible by elevator. Additional amenities include an indoor pool, workout room, and sundeck, ensuring a comfortable and worry-free stay.

23. 2024-05-15
    listed $139,900 Active 712-char remark

    Show marketing remark (712 chars)

    Located in the heart of downtown Lake Geneva, this fully furnished Suite offers unparalleled convenience just steps away from the lake, along with nearby shops, restaurants, and entertainment venues. Everything you need is included--just bring your belongings! This inviting suite features a complete kitchen, gas fireplace, whirlpool tub, and a private balcony. With arguably the best views in the building. You can watch the busy downtown and also get views of the park and lake. Enjoy the convenience of free unassigned parking in the covered underground garage, easily accessible by elevator. Additional amenities include an indoor pool, workout room, and sundeck, ensuring a comfortable and worry-free stay.

24. 2021-07-20
    soldstatus $75,000 Sold
25. 2021-06-30
    historical Contingent
26. 2021-06-03
    status Active
27. 2021-04-18
    historical Contingent
28. 2021-03-20
    price $82,500
29. 2021-01-28
    listed $84,500 Active
30. 2020-10-31
    historical
31. 2020-10-16
    price $89,000
32. 2020-09-15
    price $92,000
33. 2020-09-15
    status Active
34. 2020-09-08
    historical
35. 2020-08-20
    price $97,400
36. 2020-06-11
    price $99,900
37. 2020-03-02
    price $110,000
38. 2019-12-04
    price $114,700
39. 2019-11-06
    price $119,700
40. 2019-10-01
    price $121,900
41. 2019-08-02
    listed $123,700 Active
42. 2013-07-09
    historical
43. 2013-07-09
    listed $139,900
44. 2009-05-01
    soldstatus $133,250
45. 2007-07-13
    soldstatus $150,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥103°F today · 13 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: $18,631
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − HOA: −$2,424
• − Depreciation: −$3,779
• Taxable loss: −$427
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,625/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: Lake Geneva-Genoa City Uhs School District
• NCES district ID: 5507650
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $52,486
• Composite: 27.25/100
• National rank: #7013
• State rank: #258 of 342 in WI

Livability — Lake Geneva

• Score: 72/100
• State rank: #247
• US rank: #6394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Geneva, WI
• County: Walworth County · 37,189 people
• City population: 18,638
• Metro: Whitewater, WI
• Population (ZIP): 18,638
• Household income: $83,566
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 526.0

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 8% Portuguese 6% Lithuanian 3%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 8% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.25%
• Current HPI: 243.6097
• Rent YoY: —
• Metro: Whitewater, 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

-13.4% since first listed

28 events — show timeline

• 2026-04-22 Listed $129,900 METROMLS
• 2025-11-07 Listing Removed — METROMLS
• 2025-09-22 Price Changed $134,900 METROMLS
• 2025-05-06 Listed $139,900 METROMLS
• 2024-11-16 Listing Removed — METROMLS
• 2024-05-15 Listed $139,900 METROMLS
• 2021-07-20 Sold (MLS) $75,000 METROMLS
• 2021-06-30 Contingent — METROMLS
• 2021-06-03 Relisted — METROMLS
• 2021-04-18 Contingent — METROMLS
• 2021-03-20 Price Changed $82,500 METROMLS
• 2021-01-28 Listed $84,500 METROMLS
• 2020-10-31 Listing Removed — METROMLS
• 2020-10-16 Price Changed $89,000 METROMLS
• 2020-09-15 Price Changed $92,000 METROMLS
• 2020-09-15 Relisted — METROMLS
• 2020-09-08 Listing Removed — METROMLS
• 2020-08-20 Price Changed $97,400 METROMLS
• 2020-06-11 Price Changed $99,900 METROMLS
• 2020-03-02 Price Changed $110,000 METROMLS
• 2019-12-04 Price Changed $114,700 METROMLS
• 2019-11-06 Price Changed $119,700 METROMLS
• 2019-10-01 Price Changed $121,900 METROMLS
• 2019-08-02 Listed $123,700 METROMLS
• 2013-07-09 Listed $139,900 METROMLS
• 2013-07-09 Listing Removed — METROMLS
• 2009-05-01 Sold (MLS) $133,250 METROMLS
• 2007-07-13 Sold (MLS) $150,000 METROMLS