W6086 Water Tower Pl · Walworth, WI 53184

$399,000

3 bd · 2.0 ba · 2,016 sqft · SingleFamily · 24 Days on market

Built 1964 0.75 ac lot Est $351k · 14% over

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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).

• Cash flow +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovingly Cared for Home with Nature as it's Backdrop! 3 Bedrooms and 2 Full Baths. Spacious Living Room, Kitchen with Breakfast Bar and Dining! Lots of windows giving this home Natural Light all day long! Finished Lower Level with Family Room & Bonus Space (Game Room, Den, Exercise Room, Play Room, Additional Bedroom Space; you decide!). 2-1/2 Car Attached Garage AND. .. there is an additional 2 Car size Garage with Full size door behind the Basement and to the backyard! Large Patio to enjoy the Outside Tranquil Paradise! Don't miss this Truly Delightful & Peaceful Location on just under an Acre!

Key facts

• Large patio
• Tranquil location
• Finished lower level

Tags

• FINISHED LOWER LEVEL
• LARGE PATIO
• TRANQUIL LOCATION

Property features AI

Finance

• Other: Parcel number EW1500017; Property not currently leased; Possession at closing; Earnest money is held
• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (garage owned) with garage door opener; Asphalt driveway; Approximately 2.5 garage/parking spaces
• Security: Carbon monoxide detectors
• Utilities: Water from well; Septic tank sewer
• Home design: Detached single-family home; Raised ranch style; Fee simple ownership; School bus service available
• Construction: Vinyl siding exterior; Asphalt roof; Home built approximately 61–70 years ago; Built before 1978
• Exterior features: Patio; Mature trees on lot

Interior

• Kitchen: Eating area with breakfast bar; Pantry closet and walk-in pantry; Solid surface counters; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms total (primary bedroom on main level); Additional bedroom sizes: two bedrooms on main level approximately 10 x 9
• Flooring: Carpet in living room, family room and main bedrooms
• Bathrooms: 2 full bathrooms; Soaking tub and separate shower; Basement includes a bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Built-in features; Walk-in closet(s); Finished walk-out basement with exterior entry; Kitchen/dining combo; Ceiling fan(s); CO detectors; TV cable
• Laundry & utility: Laundry room (lower level); Gas dryer hookup; Washer and dryer included; Water heater - gas; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $393k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 1.4% in Walworth — 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 74/100 on livability (#183 in WI, #4,858 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Walworth J1 School District (town): math 17% / reading 25% proficiency, ranked #327 of 342 in WI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 474 units permitted in Walworth County in 2024 (77 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $148k; list at $399k implies a 169% gain — meaningful room to come down on a strong offer.

Recommended offer $393,015 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $350,784
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Lakeview Dr	0.60mi	3/2.0	1,965 (-2%)	20mo	$300,000	$153	51
306 Howard St	0.62mi	3/1.5	1,720 (-15%)	10mo	$300,000	$174	37
217 Madison St	0.75mi	4/1.5 (+1)	2,076 (+3%)	24mo	$425,000	$205	33

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $8,346
• Equity at exit: $59,492

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $101,140
• Equity at exit: $34,498

Cash invested: $111,720 (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 53184

• Home prices YoY: -14.6%
• Active inventory: 24
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,700 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$307 /mo · $3,689/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$987
• Net cashflow: $1,147

Break-even live

Break-even rent $3,248

Max offer price $399,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,373	-5% $1,260	+0% $1,147	+5% $1,034	+10% $921
Rent	-10% $776	-5% $961	+0% $1,147	+5% $1,333	+10% $1,518
Rate	-1.0pp $1,348	-0.5pp $1,248	base $1,147	+0.5pp $1,044	+1.0pp $938

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 W Main St Fontana-On-Geneva Lake, WI	4.0	2.5	1500	$4,700	$3.13	44d	1	1.02mi

Listing history 22 events

1. 2026-06-21
   days on market $399,000 Active 24 DOM
2. 2026-06-19
   days on market $399,000 Active 23 DOM
3. 2026-06-18
   days on market $399,000 Active 22 DOM
4. 2026-06-17
   days on market $399,000 Active 21 DOM
5. 2026-06-16
   days on market $399,000 Active 20 DOM
6. 2026-06-16
   listing id $399,000 Active 19 DOM
7. 2026-06-15
   days on market $399,000 Active 19 DOM
8. 2026-06-15
   days on market $399,000 Active 18 DOM
9. 2026-06-13
   days on market $399,000 Active 17 DOM
10. 2026-06-12
    days on market $399,000 Active 16 DOM
11. 2026-06-09
    days on market $399,000 Active 13 DOM
12. 2026-06-08
    days on market $399,000 Active 12 DOM
13. 2026-06-07
    days on market $399,000 Active 11 DOM
14. 2026-06-05
    days on market $399,000 Active 9 DOM
15. 2026-06-04
    days on market $399,000 Active 8 DOM
16. 2026-06-03
    days on market $399,000 Active 7 DOM
17. 2026-06-02
    days on market $399,000 Active 6 DOM
18. 2026-06-01
    days on market $399,000 Active 5 DOM
19. 2026-05-31
    days on market $399,000 Active 4 DOM
20. 2026-05-27
    listed $399,000 Active 620-char remark

    Show marketing remark (620 chars)

    Lovingly Cared for Home with Nature as it's Backdrop! 3 Bedrooms and 2 Full Baths. Spacious Living Room, Kitchen with Breakfast Bar and Dining! Lots of windows giving this home Natural Light all day long! Finished Lower Level with Family Room & Bonus Space (Game Room, Den, Exercise Room, Play Room, Additional Bedroom Space; you decide!). 2-1/2 Car Attached Garage AND. .. there is an additional 2 Car size Garage with Full size door behind the Basement and to the backyard! Large Patio to enjoy the Outside Tranquil Paradise! Don't miss this Truly Delightful & Peaceful Location on just under an Acre!

21. 2026-05-27
    listed $399,000 Active

    Show marketing remark (620 chars)

    Lovingly Cared for Home with Nature as it's Backdrop! 3 Bedrooms and 2 Full Baths. Spacious Living Room, Kitchen with Breakfast Bar and Dining! Lots of windows giving this home Natural Light all day long! Finished Lower Level with Family Room & Bonus Space (Game Room, Den, Exercise Room, Play Room, Additional Bedroom Space; you decide!). 2-1/2 Car Attached Garage AND. .. there is an additional 2 Car size Garage with Full size door behind the Basement and to the backyard! Large Patio to enjoy the Outside Tranquil Paradise! Don't miss this Truly Delightful & Peaceful Location on just under an Acre!

22. 2005-02-24
    soldstatus $148,500

ⓘ 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: $3,689 · $307/mo
• Projected year-2 tax: $5,535 · $461/mo
• Expected delta: +$1,846/yr (+$154/mo · 50.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 13 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: $56,400
• − Mortgage interest: −$22,350
• − Property taxes: −$3,689
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,512
• − Management: −$4,512
• − Depreciation: −$11,607
• Taxable income: $7,734
• Est. tax owed @ 24.0%: −$1,856
• After-tax cash flow: $11,907/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: Walworth J1 School District
• NCES district ID: 5515450
• Math proficiency: 17% ▼ -17.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $53,006
• Composite: 19.0/100
• National rank: #8847
• State rank: #327 of 342 in WI

Livability — Walworth

• Score: 74/100
• State rank: #183
• US rank: #4858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,233

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 8%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Romanian 5% Portuguese 4% Iranian 3%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Spanish 16% French/Haitian/Cajun 1%

Political lean MEDSL · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.23%
• Current HPI: 246.9425
• 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

+168.7% since first listed

3 events — show timeline

• 2026-05-27 Listed $399,000 MRED as Distributed by MLS Grid
• 2026-05-27 Listed $399,000 METROMLS
• 2005-02-24 Sold (Public Records) $148,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,689 · +4.0% YoY. Source: county tax records.