925 Portland Ave · Beloit, WI 53511

$119,000

4 bd · 2.0 ba · 1,568 sqft · Other · 3 Days on market

Built 1904 8,276 sqft lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This Classic American Foursquare home offers timeless curb appeal, a practical four bedroom, two-story layout, full-width front porch, generous room sizes and the solid craftsmanship expected from early 20th-century homes. With much of the original woodwork and detail intact, this property is the perfect candidate to be revitalized and brought back to life. The spacious walk-up attic would be the ideal game room or art studio. Expect the projects to be worthwhile as you tackle the upgrades this home needs to bring it to a modern, efficient standard. Exterior, interior, mechanical and cosmetic, you will be putting love into every aspect of this home, but in the end it will become a home that

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1904

Tags

• FULL-WIDTH FRONT PORCH
• SPACIOUS WALK-UP ATTIC
• ORIGINAL WOODWORK AND DETAIL

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; 2-story
• Construction: Assessor/public record for year built
• Exterior features: Wood exterior; Sidewalks

Interior

• Kitchen: Kitchen on main level approximately 12 x 12; Range/oven included
• Bedrooms: Master bedroom (upper) approximately 14 x 12; Bedroom 2 (upper) approximately 11 x 12; Bedroom 3 (upper) approximately 12 x 10; Bedroom 4 (upper) approximately 11 x 7; Bonus room (upper) approximately 16 x 16; Foyer
• Bathrooms: Two full bathrooms; No master bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Walk-up attic; Cable/Satellite available; High-speed internet
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $119k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 10.6% 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: Hackett Elementary (math 2% / reading 2%, grade F, #1,024 of 1,041 statewide, top 100%, 287 students, 80% FRL); Memorial High (math 8% / reading 14%, grade F, #438 of 483 statewide, top 91%, 1,417 students, 66% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 203 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $823 of loan paydown is wiped out by about $4k 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 + 6.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1904 — 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. 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 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: 1.38% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.22%
• DSCR: 1.68
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.05% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.39×
• Total profit: $12,896
• Equity at exit: $17,743

10-year hold

• IRR: 21.1%
• Equity multiple: 3.07×
• Total profit: $68,866
• Equity at exit: $10,289

Cash invested: $33,320 (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: 203
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$204 /mo · $2,447/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $423

Break-even live

Break-even rent $1,111

Max offer price $119,000

Occupancy floor 69%

Sensitivity live

Price	-10% $490	-5% $456	+0% $423	+5% $389	+10% $355
Rent	-10% $293	-5% $358	+0% $423	+5% $488	+10% $553
Rate	-1.0pp $483	-0.5pp $453	base $423	+0.5pp $392	+1.0pp $360

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	45d	1	0.43mi
253 W Grand Ave Beloit, WI	4.0	1.0	1600	$1,500	$0.94	45d	1	0.63mi
1223 6th St Beloit, WI	4.0	2.0	1464	$1,750	$1.20	45d	1	0.63mi

Listing history 3 events

1. 2026-05-15
   listed $119,000 Active 994-char remark
2. 2022-02-25
   soldstatus $96,500
3. 2001-08-03
   soldstatus $60,000

ⓘ 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: $2,447 · $204/mo
• Projected year-2 tax: $2,447 · $204/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 3/10 Moderate 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,749
• − Mortgage interest: −$6,666
• − Property taxes: −$2,447
• − Insurance: −$595
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$3,462
• Taxable income: $3,420
• Est. tax owed @ 24.0%: −$821
• After-tax cash flow: $4,251/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

+98.3% since first listed

5 events — show timeline

• 2026-06-01 Sold (MLS) $119,000 SCWMLS
• 2026-05-19 Pending — SCWMLS
• 2026-05-15 Listed $119,000 SCWMLS
• 2022-02-25 Sold (Public Records) $96,500 Public Records
• 2001-08-03 Sold (Public Records) $60,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,447 · +43.3% YoY. Source: county tax records.