436 S Tyler St · Lancaster, WI 53813

$1

3 bd · 1.0 ba · 1,494 sqft · SingleFamily · 42 Days on market

Built 1970 7,405 sqft lot

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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).

• ARV discount +7.5/15.0
• Cash flow +4.0/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Home will be sold at auction! Online auction will end May 29th! Home will sell as-is, where-is.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Items left in home at time of auction may be included; owner’s personal property is excluded

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Electric service (standard)
• Home design: Tri-level single-family home; Finished area includes approximately 894 above-grade and 600 finished below-grade
• Construction: Information on year built from assessor/public records
• Exterior features: Aluminum/steel exterior; Zoned residential; Lot about 0.17 acre

Interior

• Kitchen: Main-level kitchen (approximately 10 x 12)
• Bedrooms: Three upper-level bedrooms (each about 10 x 10); Master bedroom on upper level (approximately 10 x 10)
• Bathrooms: One full bathroom; No en suite/master bathroom
• Heating & cooling: Forced air heating; Oil-fired heat
• Interior features: Partial, partially finished basement; Main-level living room; Lower-level family room
• Laundry & utility: Window A/C unit (portable/window mounted)

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $186,750 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $1).

Location & tenants

• Location reads 69/100 on livability (#317 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Lancaster Community School District (town): math 47% / reading 39% proficiency, ranked #124 of 342 in WI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winskill Elementary (math 62% / reading 47%, grade C, #166 of 1,041 statewide, top 20%, 472 students, 36% FRL); Lancaster High (math 27% / reading 37%, grade F, #184 of 483 statewide, top 41%, 287 students, 34% FRL).
• Market conditions: 16 active listings in the ZIP; 120 units permitted in Grant County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 280125.0% of price.

Recommended offer $1

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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.52% ✗
• Cap rate: 2.91%
• Cash-on-cash: -12.07%
• DSCR: 0.46
• GRM: 16.1

CMA / ARV

• ARV (on-the-fly): $186,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
436 S Tyler St	0.00mi	3/1.0	1,494 (0%)	1mo	$50,000	$33	99
529 S Harrison St	0.04mi	3/2.0	1,550 (+4%)	2mo	$215,000	$139	86
151 S Fillmore St	0.31mi	3/1.0	1,460 (-2%)	11mo	$125,000	$86	73
935 W Cherry St	0.33mi	3/1.5	1,365 (-9%)	2mo	$180,000	$132	67
843 Sycamore St	0.17mi	2/1.5 (-1)	1,350 (-10%)	5mo	$205,000	$152	65
856 Pleasant St	0.20mi	4/2.0 (+1)	1,674 (+12%)	1mo	$210,000	$125	61
326 N Monroe St	0.55mi	3/1.0	1,369 (-8%)	7mo	$130,000	$95	54
431 N Madison St	0.60mi	3/1.0	1,344 (-10%)	3mo	$184,000	$137	53
213 E Birch St	0.70mi	3/1.5	1,536 (+3%)	10mo	$215,000	$140	53
439 W Linden St	0.56mi	3/1.0	1,342 (-10%)	10mo	$145,000	$108	49
510 N Monroe St	0.65mi	3/1.5	1,271 (-15%)	10mo	$152,000	$120	34
529 N Madison St	0.65mi	4/2.0 (+1)	1,678 (+12%)	7mo	$200,000	$119	34

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: -38.6%
• Equity multiple: -0.22×
• Total profit: $-63,753
• Equity at exit: $27,845

10-year hold

• IRR: -58.5%
• Equity multiple: -0.89×
• Total profit: $-98,601
• Equity at exit: $16,147

Cash invested: $52,290 (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 53813

• Active inventory: 16

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$979
• Tax est. 1.5%: −$233 /mo · $2,801/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-526

Break-even live

Break-even rent $1,634

Max offer price $110,625

Occupancy floor —

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: $46,688
• Closing costs: $5,602
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-03-16
   listed $1 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,613
• − Mortgage interest: −$10,461
• − Property taxes: −$2,801
• − Insurance: −$934
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$5,433
• Taxable loss: −$9,874
• Est. tax savings @ 24.0%: +$2,370
• After-tax cash flow: $-3,943/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: Lancaster Community School District
• NCES district ID: 5507770
• Math proficiency: 47% ▲ 4.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $47,439
• Composite: 36.78/100
• National rank: #4570
• State rank: #124 of 342 in WI

Livability — Lancaster

• Score: 69/100
• State rank: #317
• US rank: #8199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, WI
• City population: 6,139
• Population (ZIP): 6,139

Population outlook (Grant County) Hauer SSP2

• Today (2025): 53,982 people
• By 2030: 55,104 · +2.1%
• By 2040: 57,353 · +6.2%
• By 2050: 59,315 · +9.9%
• By 2075: 65,496 · +21.3%
• By 2100: 66,508 · +23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 3% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · German/W. Germanic 5% Spanish 2%

Political lean MEDSL · Grant

• 2024 margin: R (+18.2) · D 40.2% · R 58.4% · Other 1.3%
• 2008→2024 swing: -42.0pp toward R · 2008: 23.9pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+12.3 2016: R+9.6 2012: D+13.7 2008: D+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.15%
• Current HPI: 188.9967
• 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

Property tax history

+0.9%/yr

Latest (2025): $1,707 · +10.7% YoY. Source: county tax records.