953 Oak St · Beloit, WI 53511

$169,900

3 bd · 1.5 ba · 1,092 sqft · SingleFamily · 2 Days on market

Built 1926 8,276 sqft lot Est $173k · at est.

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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 +15.0/30.0
• ARV discount +8.2/15.0
• DSCR +4.6/10.0
• Rent growth +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and full of character, this lovingly cared-for 3-bedroom home has been owned by the same owner for over 30 years! Offering 1,092 sq ft of comfortable living space, this home features beautiful original wood trim, some hardwood floors, a cozy fireplace, and an inviting layout that feels warm and welcoming from the moment you walk in. The spacious front porch is perfect for relaxing mornings or evening gatherings, while the lot provides plenty of room to enjoy the outdoors. Extra driveway parking adds convenience, and the basement includes an additional toilet for added functionality. With timeless charm, great living spaces, and pride of ownership throughout, 953 Oak St is a wonderf

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1926

Property features AI

Finance

• Other: Listing includes blinds, curtain rods, curtains, stove/range, refrigerator, microwave, two garage door openers, washer, dryer, and fireplace tools/screen; seller's personal property excluded

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 2-story single-family home; Estimated finished above-grade area in the 1001–1250 range
• Construction: Block basement (full) with toilet only
• Exterior features: Vinyl and aluminum/steel siding; Sidewalks

Interior

• Kitchen: Range/oven; Refrigerator; Microwave; Garbage disposal
• Bedrooms: Master bedroom (Upper) — approx. 12 x 12; Bedroom 2 (Upper) — approx. 12 x 12; Bedroom 3 (Upper) — approx. 10 x 8
• Bathrooms: One full bathroom; One half bathroom; At least one tub; No master bedroom bath
• Interior features: High-speed internet
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $53 ($633/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 $144k (15.0% below list).
• Recommended offer: $144k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.5% in Beloit — 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 70/100 on livability (#283 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Beloit School District (urban): math 8% / reading 13% proficiency, ranked #339 of 342 in WI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Converse Elementary (math 22% / reading 22%, grade F, #823 of 1,041 statewide, top 82%, 317 students, 75% FRL); Memorial High (math 8% / reading 14%, grade F, #438 of 483 statewide, top 91%, 1,417 students, 66% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 202 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 629 units permitted in Rock County in 2024 (263 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 $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.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,466 (15.0% below list)

Questions for the listing agent

1. Built in 1926 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.85% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $172,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1151 Oak St	0.25mi	3/1.0	1,078 (-1%)	2mo	$194,000	$180	82
1203 Vine St	0.29mi	2/2.0 (-1)	1,106 (+1%)	3mo	$162,900	$147	75
1003 Liberty Ave	0.36mi	4/1.0 (+1)	1,078 (-1%)	5mo	$120,000	$111	70
1138 10th St	0.35mi	2/1.0 (-1)	1,058 (-3%)	2mo	$167,000	$158	70
1207 Oak St	0.29mi	2/1.0 (-1)	965 (-12%)	0mo	$190,000	$197	59
1142 W Jackson St	0.73mi	3/1.0	1,120 (+3%)	3mo	$185,000	$165	57
1019 Hackett St	0.37mi	4/2.0 (+1)	1,234 (+13%)	3mo	$215,000	$174	51
827 Garfield Ave	0.58mi	2/2.0 (-1)	1,200 (+10%)	3mo	$133,000	$111	47
551 Vernon Ave	0.73mi	3/1.0	940 (-14%)	1mo	$135,000	$144	40
1424 St Lawrence Ave	0.72mi	4/2.0 (+1)	1,204 (+10%)	5mo	$195,000	$162	38
1517 Vine St	0.69mi	2/1.0 (-1)	932 (-15%)	6mo	$135,000	$145	32
328 Vernon Ave	0.75mi	2/2.0 (-1)	1,248 (+14%)	4mo	$165,000	$132	31

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 · 6.05% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-19,635
• Equity at exit: $25,333

10-year hold

• IRR: 1.9%
• Equity multiple: 1.15×
• Total profit: $7,061
• Equity at exit: $14,690

Cash invested: $47,572 (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 53511

• Home prices YoY: -26.9%
• Rents YoY: 6.0%
• Active inventory: 202
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$891
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $53

Break-even live

Break-even rent $1,378

Max offer price $169,900

Occupancy floor 91%

Sensitivity live

Price	-10% $149	-5% $101	+0% $53	+5% $5	+10% $-43
Rent	-10% $-61	-5% $-4	+0% $53	+5% $110	+10% $167
Rate	-1.0pp $138	-0.5pp $96	base $53	+0.5pp $9	+1.0pp $-36

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
861 Bluff St Unit 861 Beloit, WI	4.0	1.0	1282	$1,600	$1.25	44d	1	0.18mi
1223 6th St Beloit, WI	4.0	2.0	1464	$1,750	$1.20	44d	1	0.37mi
1023 Hackett St Beloit, WI	2.0	1.0	926	$1,200	$1.30	44d	1	0.37mi
532 Lawton Ave Beloit, WI	2.0	1.0	872	$1,220	$1.40	14d	5	0.71mi
430 E Grand Ave Beloit, WI	1.0–2.0	1.0	934	$1,835	$1.96	14d	4	0.81mi
205 Birch Ave Unit 2 Beloit, WI	2.0	1.0	1288	$1,000	$0.78	14d	1	0.91mi
206 Carpenter St Unit 3 Beloit, WI	2.0	1.0	1400	$1,000	$0.71	14d	1	0.93mi
124 Miller St South Beloit, IL	2.0	1.0	850	$1,500	$1.76	14d	1	1.00mi
614 Broad St Unit 226 Beloit, WI	2.0	2.0	1125	$1,195	$1.06	14d	1	1.02mi

Listing history 2 events

1. 2026-05-10
   status Pending
2. 2026-05-05
   listed $169,900 Active

ⓘ 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: $1,521 · $127/mo
• Projected year-2 tax: $2,332 · $194/mo
• Expected delta: +$811/yr (+$68/mo · 53.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°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: $17,336
• − Mortgage interest: −$9,517
• − Property taxes: −$1,521
• − Insurance: −$850
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$4,943
• Taxable loss: −$2,268
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $1,177/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: Beloit School District
• NCES district ID: 5501050
• Math proficiency: 8% ▼ -10.00%
• Reading proficiency: 13% ▼ -5.00%
• Median HH income: $37,328
• Composite: 8.81/100
• National rank: #9890
• State rank: #339 of 342 in WI

Livability — Beloit

• Score: 70/100
• State rank: #283
• US rank: #7336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beloit, WI
• County: Rock County · 135,428 people
• City population: 48,701
• Metro: Janesville-Beloit, WI
• Population (ZIP): 48,701
• Household income: $67,067
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1341.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 19% Two or more races 14% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 15% Dominican 1%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 14%

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: ▼ -115.19%
• Current HPI: 312.6591
• Rent YoY: ▲ 6.05%
• 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

2 events — show timeline

• 2026-05-10 Pending — SCWMLS
• 2026-05-05 Listed $169,900 SCWMLS

Property tax history

+0.8%/yr

Latest (2025): $1,521 · +28.8% YoY. Source: county tax records.