S7559 Us Hwy 12 Lot L-15 St · Bluffview, WI 53951

$65,000

3 bd · 1.0 ba · 924 sqft · SingleFamily · 17 Days on market

Built 1986 Good condition

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into comfort and style with this beautifully updated home featuring a stunning new kitchen complete with quartz countertops, 3yr old GE stainless steel appliances, gas stove, new flooring, and a bright bay window that fills the space with natural light. The remodeled bathroom offers a spa-like retreat with a spacious walk-in shower elegantly tiled from floor to ceiling. Additional updates include newer windows and doors, and water heater installed in 2026. Nestled in the peaceful community of Bluffview Estates, conveniently located between Sauk City and Baraboo, this property offers the perfect balance of quiet living and everyday convenience. Surrounded by mature trees and spacious ho

Key facts

• Quartz countertops
• New kitchen
• Remodeled bathroom

Tags

• NEW KITCHEN
• QUARTZ COUNTERTOPS
• GAS STOVE
• REMODELED BATHROOM
• WALK-IN SHOWER
• NEWER WINDOWS

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas; Forced air heating; Central air conditioning
• Home design: Single-family property; Estimated finished above-grade area in the 751–1000 sq ft range; Entry level on main floor
• Construction: Vinyl construction
• Exterior features: Vinyl exterior; Storage building on property; Located in a residentially zoned area (Res); Subdivision: Bluffview Estatesa

Interior

• Kitchen: Pantry; Kitchen on main level (approx. 12 x 14); Range/Oven; Refrigerator; Microwave
• Bedrooms: Master bedroom on main level (approx. 10 x 12); Bedroom 2 on main level (approx. 7 x 8); Bedroom 3 on main level (approx. 7 x 8)
• Bathrooms: One full bathroom; No master bathroom
• Interior features: Cathedral/vaulted ceiling; Slab foundation (no basement)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#765 in WI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, crime D, employment D.
• Sauk Prairie School District (town): math 37% / reading 37% proficiency, ranked #185 of 342 in WI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tower Rock Elementary (math 47% / reading 47%, grade D-, #319 of 1,041 statewide, top 34%, 228 students, 54% FRL); Sauk Prairie Middle (math 30% / reading 32%, grade F, #252 of 383 statewide, top 66%, 582 students, 28% FRL); Sauk Prairie High (math 27% / reading 40%, grade F, #180 of 483 statewide, top 37%, 864 students, 25% FRL).
• Market conditions: 20 active listings in the ZIP; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.69% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.45%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $31,416
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
S7559 Us Highway 12 Unit O17	0.15mi	2/2.0 (-1)	980 (+6%)	13mo	$33,700	$34	63

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: 21.5%
• Equity multiple: 1.88×
• Total profit: $15,999
• Equity at exit: $9,692

10-year hold

• IRR: 29.6%
• Equity multiple: 3.65×
• Total profit: $48,141
• Equity at exit: $5,620

Cash invested: $18,200 (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 53951

• Active inventory: 20
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $416

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $461	-5% $439	+0% $416	+5% $394	+10% $371
Rent	-10% $330	-5% $373	+0% $416	+5% $460	+10% $503
Rate	-1.0pp $449	-0.5pp $433	base $416	+0.5pp $399	+1.0pp $382

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $65,000 Active 17 DOM
2. 2026-06-18
   days on market $65,000 Active 16 DOM
3. 2026-06-17
   days on market $65,000 Active 15 DOM
4. 2026-06-16
   days on market $65,000 Active 14 DOM
5. 2026-06-15
   days on market $65,000 Active 13 DOM
6. 2026-06-14
   days on market $65,000 Active 11 DOM
7. 2026-06-12
   days on market $65,000 Active 10 DOM
8. 2026-06-09
   days on market $65,000 Active 7 DOM
9. 2026-06-08
   days on market $65,000 Active 6 DOM
10. 2026-06-07
    days on market $65,000 Active 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $65,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,147
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$1,891
• Taxable income: $4,212
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $3,985/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This beautifully updated home features a remodeled kitchen and bathroom, new windows, and fresh paint. It is located in a peaceful community with mature trees and offers a balance of quiet living and everyday convenience.

Value-add opportunities

• Both Landscaping — Improves curb appeal and enhances property value
• Both Painting exterior — Fresh paint can improve the home's appearance and value
• Both Landscaping and yard maintenance — Maintaining the yard can improve curb appeal and attract potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Painting exterior — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping and yard maintenance — Maintaining the yard can improve curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sauk Prairie School District
• NCES district ID: 5513410
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $60,233
• Composite: 32.99/100
• National rank: #5583
• State rank: #185 of 342 in WI

Livability — Bluffview

• Score: 55/100
• State rank: #765
• US rank: #23112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluffview, WI
• Population (ZIP): 2,571

Population outlook (Sauk County) Hauer SSP2

• Today (2025): 66,065 people
• By 2030: 66,755 · +1.0%
• By 2040: 66,999 · +1.4%
• By 2050: 65,499 · -0.9%
• By 2075: 60,000 · -9.2%
• By 2100: 51,070 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 8% Portuguese 6% Romanian 4%
• Foreign-born: 8% · Canada, Guatemala
• Languages at home: 91% English-only · Spanish 9% German/W. Germanic 1%

Political lean MEDSL · Sauk

• 2024 margin: Toss-up / Even · D 48.4% · R 50.0% · Other 1.6%
• 2008→2024 swing: -23.2pp toward R · 2008: 21.6pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.7 2016: R+0.3 2012: D+18.5 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.16%
• Current HPI: 204.3295
• 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

1 event — show timeline

• 2026-05-30 Listed $65,000 SCWMLS