971 S Imperial Dr · Hartland, WI 53029

$350,000

3 bd · 1.5 ba · 1,805 sqft · Condo · 16 Days on market

Built 1985 Est $267k · 31% over $35/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +12.8/30.0
• Schools +5.9/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Rare hard-to-find condo in a quiet residential neighborhood offering privacy and peaceful surroundings! This side-by-side townhouse style unit is one of only two units and features many updates throughout. Enjoy the beautifully fenced fenced in wood deck and scenic views -- perfect for relaxing or entertaining. Updated kitchen boasts stainless steel appliances, huge center island, updated cabinets, countertops, and loads of storage and workspace. Kitchen opens to a bright great room with large windows and gas fireplace. Main floor laundry and attached 2.5-car garage add convenience. Upper level features 3 bedrooms including an oversized primary suite with walk-in closet and luxurious bath

Key facts

• $35 HOA
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Condominium name: Crestview; Building has 2 units (2 units in association); Located in the village of Hartland
• Financial info: Pets permitted
• HOA & community: Monthly condo fee $35; Common green space

Exterior

• Parking: Assigned parking; Attached 2-car garage with opener (listed as 2.5 garage parking spaces total)
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Condo unit in a 2-story building; Unit type: 2 story
• Construction: Condominium construction; Finished above-grade area and finished below-grade area
• Exterior features: Balcony; Private entry; Stucco/slate and wood exterior

Interior

• Kitchen: Kitchen with island (about 15 x 11); Dishwasher; Microwave; Oven; Range; Refrigerator; Window treatments included
• Bedrooms: Master bedroom (Upper) about 16 x 11; Bedroom 2 (Upper) about 13 x 10; Bedroom 3 (Upper) about 9 x 9
• Bathrooms: One full bathroom; One half bathroom; Master bathroom with tub/shower combo and whirlpool; other bath with tub only
• Heating & cooling: Forced air heating (natural gas); Central air
• Interior features: Cable/satellite available; In-unit laundry; Walk-in closet(s); Finished full basement with 8'+ ceiling, block construction, sump pump and walk-out/outer door
• Laundry & utility: Washer; Dryer; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-32 ($-387/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (18.6% below list).
• Recommended offer: $285k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 1.3% in Hartland — 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 76/100 on livability (#130 in WI, #3,370 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Hartland-Lakeside J3 School District (suburban): math 70% / reading 62% proficiency, ranked #8 of 342 in WI (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: North Elementary (475 students, 17% FRL); North Shore Middle (math 75% / reading 63%, grade A, #5 of 383 statewide, top 1%, 335 students, 20% FRL); Arrowhead High (math 63% / reading 53%, grade C, #15 of 483 statewide, top 3%, 2,086 students, 9% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,885 units permitted in Waukesha County in 2024 (696 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,741 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $267,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
668 Hearne Ct #666	0.49mi	4/2.0 (+1)	1,908 (+6%)	22mo	$281,450	$148	42

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-58,812
• Equity at exit: $52,186

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-54,028
• Equity at exit: $30,262

Cash invested: $98,000 (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 53029

• Home prices YoY: -34.8%
• Active inventory: 47
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,847 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$265 /mo · $3,186/yr
• Insurance: −$146
• HOA: −$35
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-32

Break-even live

Break-even rent $2,888

Max offer price $344,297

Occupancy floor 96%

Sensitivity live

Price	-10% $166	-5% $67	+0% $-32	+5% $-131	+10% $-230
Rent	-10% $-257	-5% $-145	+0% $-32	+5% $80	+10% $193
Rate	-1.0pp $144	-0.5pp $57	base $-32	+0.5pp $-123	+1.0pp $-215

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 E Capitol Dr Unit 180-301 Hartland, WI	3.0	2.0	1550	$2,740	$1.77	3d	1	1.29mi
180 E Capitol Dr Hartland, WI	1.0–3.0	1.0–2.0	1160	$2,740	$2.36	3d	13	1.33mi
106 Highland Ave Hartland, WI	3.0	1.5	1414	$2,100	$1.49	3d	1	1.34mi
700 W Capitol Dr Hartland, WI	1.0–3.0	1.0–2.5	1198	$4,046	$3.38	3d	41	1.42mi

HOA detail condo

• Monthly dues: $35 · $420/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-09
   status $350,000 Pending 16 DOM
2. 2026-06-08
   days on market $350,000 Active 16 DOM
3. 2026-06-07
   days on market $350,000 Active 15 DOM
4. 2026-06-03
   days on market $350,000 Active 11 DOM
5. 2026-06-02
   days on market $350,000 Active 10 DOM
6. 2026-06-01
   days on market $350,000 Active 9 DOM
7. 2026-05-31
   days on market $350,000 Active 8 DOM
8. 2026-05-23
   listed $350,000 Active
9. 2026-05-21
   historical $350,000

ⓘ 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: $3,186 · $265/mo
• Projected year-2 tax: $4,830 · $403/mo
• Expected delta: +$1,645/yr (+$137/mo · 51.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $34,169
• − Mortgage interest: −$19,605
• − Property taxes: −$3,186
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − HOA: −$420
• − Depreciation: −$10,182
• Taxable loss: −$6,441
• Est. tax savings @ 24.0%: +$1,546
• After-tax cash flow: $1,158/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: Hartland-Lakeside J3 School District
• NCES district ID: 5506140
• Math proficiency: 70% ▼ -5.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $76,461
• Composite: 58.62/100
• National rank: #984
• State rank: #8 of 342 in WI

Livability — Hartland

• Score: 76/100
• State rank: #130
• US rank: #3370

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartland, WI
• Population (ZIP): 21,420

Population outlook (Waukesha County) Hauer SSP2

• Today (2025): 412,798 people
• By 2030: 418,092 · +1.3%
• By 2040: 420,872 · +2.0%
• By 2050: 413,862 · +0.3%
• By 2075: 402,782 · -2.4%
• By 2100: 365,796 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Romanian 14% Lithuanian 3% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Waukesha

• 2024 margin: R (+19.8) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +5.9pp toward D · 2008: -25.7pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+20.8 2016: R+27.1 2012: R+34.8 2008: R+25.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.06%
• Current HPI: 256.6912
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-23 Listed $350,000 METROMLS
• 2026-05-21 Coming Soon $350,000 METROMLS

Property tax history

+0.2%/yr

Latest (2024): $3,186 · +6.8% YoY. Source: county tax records.