225 E Allen St · Prairie Farm, WI 54762

$145,000

3 bd · 1.0 ba · 995 sqft · Other · 57 Days on market

Built 1950 7,405 sqft lot

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Why this score? — see what drove the D 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 +9.0/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

Great way to get started with home ownership. You can own your own home making improvements as you'd like for less than paying rent. Features a new roof, newer high efficiency furnace. currently run off propane, however natural gas is at the house , furnace would just need to be converted. Investors this could also be a good investment .

Key facts

• New siding
• New flooring
• New deck

Tags

• NEW WINDOWS
• NEW SIDING
• NEW ROOF
• NEW DECK
• NEW FLOORING
• NEWLY ADDED STAIRCASE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal sewer; Well water; Natural gas
• Home design: 1.5-story single-family home; Approximately 751–1,000 finished square feet; Finished above grade ~995 sq ft
• Construction: Partial finished below-grade: 0 sq ft
• Exterior features: Vinyl exterior; Lot under 1/2 acre (approximately 0.17 acre)

Interior

• Kitchen: Microwave; Range/Oven; Range hood; Refrigerator; Kitchen on main level
• Bedrooms: Master bedroom (Main) — 10 x 8; Bedroom 2 (Main) — 9 x 10; Bedroom 3 (Upper) — 13 x 12
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Circuit breakers; Partial block basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (33.0% below list).
• Recommended offer: $97k (33.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#629 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, health & safety D, amenities F.
• Prairie Farm Public School District (rural): math 34% / reading 45% proficiency, ranked #164 of 342 in WI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 156 units permitted in Barron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.4% local appreciation)).
• Barron County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $145k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,202 (33.0% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.94×
• Total profit: $38,177
• Equity at exit: $94,986

10-year hold

• IRR: 14.0%
• Equity multiple: 3.88×
• Total profit: $116,975
• Equity at exit: $175,661

Cash invested: $40,600 (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 54762

• Home prices YoY: 2.5%
• Active inventory: 6
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-114

Break-even live

Break-even rent $1,116

Max offer price $124,942

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $145,000 Active 57 DOM
2. 2026-06-17
   days on market $145,000 Active 56 DOM
3. 2026-06-16
   days on market $145,000 Active 55 DOM
4. 2026-06-15
   days on market $145,000 Active 54 DOM
5. 2026-06-15
   days on market $145,000 Active 53 DOM
6. 2026-06-13
   days on market $145,000 Active 52 DOM
7. 2026-06-12
   days on market $145,000 Active 51 DOM
8. 2026-06-09
   days on market $145,000 Active 48 DOM
9. 2026-06-08
   days on market $145,000 Active 47 DOM
10. 2026-06-08
    days on market $145,000 Active 46 DOM
11. 2026-06-05
    days on market $145,000 Active 44 DOM
12. 2026-06-03
    days on market $145,000 Active 42 DOM
13. 2026-06-02
    days on market $145,000 Active 41 DOM
14. 2026-06-01
    days on market $145,000 Active 40 DOM
15. 2026-05-31
    days on market $145,000 Active 39 DOM
16. 2026-05-23
    price $145,000
17. 2026-04-22
    listed $160,000 Active
18. 2022-02-04
    soldstatus $52,000 Sold 339-char remark

    Show marketing remark (339 chars)

    Great way to get started with home ownership. You can own your own home making improvements as you'd like for less than paying rent. Features a new roof, newer high efficiency furnace. currently run off propane, however natural gas is at the house , furnace would just need to be converted. Investors this could also be a good investment .

19. 2022-02-04
    soldstatus $52,000

    Show marketing remark (339 chars)

    Great way to get started with home ownership. You can own your own home making improvements as you'd like for less than paying rent. Features a new roof, newer high efficiency furnace. currently run off propane, however natural gas is at the house , furnace would just need to be converted. Investors this could also be a good investment .

20. 2021-12-31
    historical Contingent - Other 339-char remark

    Show marketing remark (339 chars)

    Great way to get started with home ownership. You can own your own home making improvements as you'd like for less than paying rent. Features a new roof, newer high efficiency furnace. currently run off propane, however natural gas is at the house , furnace would just need to be converted. Investors this could also be a good investment .

21. 2021-09-21
    listed $59,700 Active 339-char remark

    Show marketing remark (339 chars)

    Great way to get started with home ownership. You can own your own home making improvements as you'd like for less than paying rent. Features a new roof, newer high efficiency furnace. currently run off propane, however natural gas is at the house , furnace would just need to be converted. Investors this could also be a good investment .

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $1,705 · $142/mo
• Expected delta: +$978/yr (+$81/mo · 134.4%)

ⓘ 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 1/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,664
• − Mortgage interest: −$8,122
• − Property taxes: −$728
• − Insurance: −$725
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$4,218
• Taxable loss: −$3,995
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $-404/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: Prairie Farm Public School District
• NCES district ID: 5512180
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $50,343
• Composite: 34.07/100
• National rank: #5301
• State rank: #164 of 342 in WI

Livability — Prairie Farm

• Score: 62/100
• State rank: #629
• US rank: #16654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prairie Farm, WI
• Population (ZIP): 1,218

Population outlook (Barron County) Hauer SSP2

• Today (2025): 44,046 people
• By 2030: 42,731 · -3.0%
• By 2040: 39,513 · -10.3%
• By 2050: 36,157 · -17.9%
• By 2075: 29,204 · -33.7%
• By 2100: 22,649 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 28% Iranian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Barron

• 2024 margin: Strong R (+29.1) · D 33.4% · R 62.5% · Other 4.1%
• 2008→2024 swing: -36.2pp toward R · 2008: 7.1pp · 2024: -29.1pp
• All cycles: 2024: R+29.1 2020: R+26.1 2016: R+25.4 2012: R+2.4 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.42%
• Current HPI: 260.2741
• 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

+142.9% since first listed

6 events — show timeline

• 2026-05-23 Price Changed $145,000 RANWW
• 2026-04-22 Listed $160,000 RANWW
• 2022-02-04 Sold (Public Records) $52,000 Public Records
• 2022-02-04 Sold (MLS) $52,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-31 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-21 Listed $59,700 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $728 · +32.2% YoY. Source: county tax records.