115 S Grand St · Livingston, WI 53554

$125,000

2 bd · 1.0 ba · 1,074 sqft · SingleFamily · 4 Days on market

Built 1900 9,147 sqft lot $116/sqft · 22% below area Est $161k · 22% 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 +15.0/15.0
• Cash flow +10.1/30.0
• Appreciation +8.7/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Well maintained, move in ready, 2 bed, 1 bath farm house. Main floor living. Detached garage. Steel roof.

Key facts

• Steel roof
• Main floor living
• Detached garage

Tags

• MAIN FLOOR LIVING
• DETACHED GARAGE
• STEEL ROOF

Property features AI

Finance

• Other: Inclusions: refrigerator, range/oven, washer & dryer; Exclusions: all other personal property of the seller

Exterior

• Parking: Detached 1-car garage; One garage parking space
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 1.5-story single-family home; Approximately 1,074 finished square feet above grade; Zoned residential; Lot about 0.21 acre
• Construction: Full poured concrete basement
• Exterior features: Vinyl exterior; Deck

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Main level primary bedroom, about 11 x 16; Upper level bedroom, about 11 x 15
• Bathrooms: One full bathroom; Bathroom includes at least one tub; No master bathroom
• Heating & cooling: Radiant heat; Window air conditioning unit
• Interior features: High speed internet
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-72 ($-865/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (25.7% below list).
• Recommended offer: $93k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#483 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Iowa-Grant School District (rural): math 45% / reading 40% proficiency, ranked #125 of 342 in WI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Iowa-Grant Elementary/Middle (math 49% / reading 42%, grade D-, #363 of 1,041 statewide, top 35%, 473 students, 40% FRL); Iowa-Grant High (math 5% / reading 24%, grade F, #423 of 483 statewide, top 88%, 203 students, 34% FRL).
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Iowa-Grant School District average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 120 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($864 loan paydown + $9k appreciation (7.4% local appreciation)).
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $92,893 (25.7% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.74% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 11.2

CMA / ARV

• ARV (median comp): $161,214
• List price: $125,000
• Delta: -22.46%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 N Grand St	0.07mi	3/1.0 (+1)	1,200 (+12%)	4mo	$160,000	$133	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.20×
• Total profit: $42,013
• Equity at exit: $89,791

10-year hold

• IRR: 16.1%
• Equity multiple: 4.58×
• Total profit: $125,284
• Equity at exit: $173,513

Cash invested: $35,000 (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 53554

• Home prices YoY: 4.2%
• Active inventory: 1
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-72

Break-even live

Break-even rent $1,020

Max offer price $112,259

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-37	+0% $-72	+5% $-108	+10% $-143
Rent	-10% $-146	-5% $-109	+0% $-72	+5% $-35	+10% $1
Rate	-1.0pp $-9	-0.5pp $-40	base $-72	+0.5pp $-105	+1.0pp $-137

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-18
   status Pending 105-char remark
2. 2026-05-13
   listed $125,000 Active 105-char remark
3. 2015-06-04
   soldstatus $69,000
4. 2009-12-07
   soldstatus $59,900

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$566/yr (+$47/mo · 47.9%)

ⓘ 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 ≥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: $11,147
• − Mortgage interest: −$7,002
• − Property taxes: −$1,181
• − Insurance: −$625
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$3,636
• Taxable loss: −$3,080
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $-126/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: Iowa-Grant School District
• NCES district ID: 5506870
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $51,701
• Composite: 36.76/100
• National rank: #4579
• State rank: #125 of 342 in WI

Livability — Livingston

• Score: 66/100
• State rank: #483
• US rank: #12259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston, WI
• Population (ZIP): 972

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Portuguese 10% Italian 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 90% English-only · German/W. Germanic 10% Spanish 1%

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: ▲ 7.38%
• Current HPI: 183.0781
• 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

+87.8% since first listed

5 events — show timeline

• 2026-06-16 Sold (MLS) $112,500 SCWMLS
• 2026-05-18 Pending — SCWMLS
• 2026-05-13 Listed $125,000 SCWMLS
• 2015-06-04 Sold (Public Records) $69,000 Public Records
• 2009-12-07 Sold (Public Records) $59,900 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,181 · +14.9% YoY. Source: county tax records.