921 2nd St · Hudson, WI 54016

$320,000

5 bd · 2.0 ba · 1,889 sqft · SingleFamily · 5 Days on market

Built 1900 0.26 ac lot Est $380k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +12.8/30.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located near shopping, restaurants, and Riverfront Park, this home offers both comfort and convenience. Recent updates provide peace of mind, including a new roof (2022), new flooring (2023), and a new A/C system (2024). The remodeled bathrooms add a fresh feel, while the upper level features new carpet and paint, creating a bright and inviting space. Move-in ready and close to everyday amenities, this home is ready for its next owner.

Key facts

• New a/c system
• New carpet
• New flooring

Tags

• NEW ROOF
• NEW FLOORING
• NEW A/C SYSTEM
• REMODELED BATHROOMS
• NEW CARPET
• NEW PAINT

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers
• Home design: Residential property; Two levels; Main entry on main level
• Construction: Foundation of block and stone; Roof replaced or under 8 years old; Basement: full, unfinished with crawl space and sump pump
• Exterior features: Vinyl exterior; Deck; Front porch; Chain link, full fencing and wood fencing

Interior

• Kitchen: Range; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: 5 bedrooms (several on the main level; additional bedrooms on the upper level noted)
• Bathrooms: 2 full bathrooms (one on the main floor, one on the upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Sun room; Office; Family room; Dining room; Flex room; Main floor laundry; Main floor bedroom; Three bedrooms on one level; All living facilities on one level
• Laundry & utility: Washer; Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-31 ($-377/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (18.5% below list).
• Recommended offer: $261k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.1% in Hudson — 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 83/100 on livability (#42 in WI, #941 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, employment A+, housing A+; Watch: commute F.
• Hudson School District (town): math 56% / reading 55% proficiency, ranked #25 of 342 in WI (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Willow River Elementary (math 62% / reading 52%, grade C+, #127 of 1,041 statewide, top 14%, 314 students, 16% FRL); Hudson Middle (math 45% / reading 55%, grade C, #55 of 383 statewide, top 14%, 1,133 students, 15% FRL); Hudson High (math 44% / reading 49%, grade D-, #55 of 483 statewide, top 11%, 1,783 students, 14% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising fast (+7.9%/yr); 198 active listings in the ZIP; high-income renter base; 411 units permitted in St. Croix County in 2024 (36 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.
• St. Croix County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,854 (18.5% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 0.82% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $379,689
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 10th St	0.62mi	4/2.0 (-1)	1,641 (-13%)	10mo	$330,000	$201	36

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.55×
• Total profit: $-40,423
• Equity at exit: $47,713

10-year hold

• IRR: 3.0%
• Equity multiple: 1.26×
• Total profit: $23,238
• Equity at exit: $27,668

Cash invested: $89,600 (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 54016

• Home prices YoY: -31.4%
• Rents YoY: 7.9%
• Active inventory: 198
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,609 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$281 /mo · $3,369/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-31

Break-even live

Break-even rent $2,648

Max offer price $314,445

Occupancy floor 96%

Sensitivity live

Price	-10% $150	-5% $59	+0% $-31	+5% $-122	+10% $-213
Rent	-10% $-238	-5% $-134	+0% $-31	+5% $72	+10% $175
Rate	-1.0pp $130	-0.5pp $50	base $-31	+0.5pp $-114	+1.0pp $-199

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $320,000 Active 5 DOM
2. 2026-06-18
   days on market $320,000 Active 2 DOM
3. 2026-06-17
   remarks 452-char remark
4. 2026-06-17
   listed $320,000 Active 1 DOM

ⓘ 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: $3,369 · $281/mo
• Projected year-2 tax: $4,644 · $387/mo
• Expected delta: +$1,276/yr (+$106/mo · 37.9%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,302
• − Mortgage interest: −$17,925
• − Property taxes: −$3,369
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$9,309
• Taxable loss: −$5,909
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $1,041/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: Hudson School District
• NCES district ID: 5506690
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $81,332
• Composite: 50.35/100
• National rank: #1878
• State rank: #25 of 342 in WI

Livability — Hudson

• Score: 83/100
• State rank: #42
• US rank: #941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, WI
• County: Saint Croix County · 53,764 people
• City population: 33,398
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,398
• Household income: $113,085
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 468.0

Population outlook (St. Croix County) Hauer SSP2

• Today (2025): 93,270 people
• By 2030: 95,376 · +2.3%
• By 2040: 97,820 · +4.9%
• By 2050: 97,231 · +4.2%
• By 2075: 92,282 · -1.1%
• By 2100: 80,364 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 11% Romanian 6% Lithuanian 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · St. Croix

• 2024 margin: R (+19.3) · D 39.5% · R 58.8% · Other 1.8%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.7pp · 2024: -19.3pp
• All cycles: 2024: R+19.3 2020: R+15.9 2016: R+18.4 2012: R+12.2 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.53%
• Current HPI: 290.0682
• Rent YoY: ▲ 7.89%
• Metro: Minneapolis-St. Paul-Bloomington, MN-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

+276.5% since first listed

17 events — show timeline

• 2026-06-16 Price Changed $320,000 WWRA
• 2026-06-16 Price Changed $320,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-16 Listed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-16 Listed $350,000 WWRA
• 2023-11-28 Sold (Public Records) $219,900 Public Records
• 2023-11-22 Sold (MLS) $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-29 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-12 Price Changed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-24 Price Changed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-29 Price Changed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-07 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-23 Listed $264,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-12 Sold (Public Records) $85,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,369 · -7.7% YoY. Source: county tax records.