S7559 Us Hwy 12 Lot L-15 St

Bluffview, WI 53951

$65,000B-

3 bd · 1.0 ba · 924 sqft · Built 1986 · SingleFamily · Active · 17 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,096/mo
• Mortgage (P&I): −$341
• Tax + insurance: −$108
• HOA: −$0
• Vac / Maint / Mgmt: −$230
• Net cashflow: $416/mo
• Annual: $4,996/yr
• Cap rate: 13.98%
• Cash-on-cash: 27.45%
• DSCR: 2.22
• 1% rule: 1.69%
• Cash to close: $18,200

Investor read

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated good.
• 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).
• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• 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.
• 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).
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.