515 N East St · Blue River, WI 53518

$1

2 bd · 1.0 ba · 1,300 sqft · SingleFamily · 5 Days on market

0.50 ac lot

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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 +15.0/30.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 2 Bedroom, 1 Bathroom home sits on 2 lots in the Village of Blue River. Recent updates include: siding, air conditioner, roof, and insulation. Appliances are included. Small rear shed included. 1300 square feet.

Key facts

• Insulation
• Roof
• Small rear shed

Tags

• AIR CONDITIONER
• ROOF
• INSULATION
• SMALL REAR SHED

Property features AI

Finance

• Other: Lot size approximately 0.5 acre

Exterior

• Parking: Carport
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; One-story; Estimated finished area ~1,300 above grade; Zoning: R1; Entry level: Main
• Construction: Vinyl exterior; Information lists year built as 'Other - See Remarks'
• Exterior features: Patio; Fenced yard; Covered porch; Storage building/outbuilding

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Main-level master bedroom (~12 x 11); Main-level second bedroom (~12 x 10)
• Bathrooms: One full bathroom; No ensuite/master bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas fuel
• Interior features: Walk-thru bedroom layout; High-speed internet available; Whirlpool tub in bathroom; At least one bathtub
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $1).

Location & tenants

• Location reads 62/100 on livability (#635 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, amenities F.
• Riverdale School District (rural): math 37% / reading 35% proficiency, ranked #222 of 342 in WI (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverdale Elementary (math 47% / reading 37%, grade F, #433 of 1,041 statewide, top 46%, 345 students, 57% FRL); Riverdale High (math 24% / reading 24%, grade F, #287 of 483 statewide, top 71%, 190 students, 45% FRL).
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 120 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $1

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. 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: 92500.00% ✓
• Cap rate: 876898.00%
• Cash-on-cash: 3131756.10%
• DSCR: 139346.52
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $127,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 David St	0.39mi	3/2.0 (+1)	1,200 (-8%)	10mo	$117,000	$98	52

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

Projected returns pro-forma

9.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 166272.06×
• Total profit: $46,556
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 359027.25×
• Total profit: $100,527
• Equity at exit: $2

Cash invested: $0 (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 53518

• Home prices YoY: 4.3%
• Active inventory: 9

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $731

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $731	-5% $731	+0% $731	+5% $731	+10% $731
Rent	-10% $658	-5% $694	+0% $731	+5% $767	+10% $804
Rate	-1.0pp $731	-0.5pp $731	base $731	+0.5pp $731	+1.0pp $731

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 W Lafollette St Unit 105 Blue River, WI	2.0	1.0	950	$925	$0.97	44d	1	0.31mi

Listing history 5 events

1. 2026-06-21
   days on market $1 Active 5 DOM
2. 2026-06-18
   days on market $1 Active 3 DOM
3. 2026-06-17
   days on market $1 Active 2 DOM
4. 2026-06-16
   remarks 216-char remark
5. 2026-06-16
   listed $1 Active 1 DOM

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

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 ≥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: $11,100
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$0
• Taxable income: $9,324
• Est. tax owed @ 24.0%: −$2,238
• After-tax cash flow: $6,531/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: Riverdale School District
• NCES district ID: 5510140
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $41,769
• Composite: 30.41/100
• National rank: #6250
• State rank: #222 of 342 in WI

Livability — Blue River

• Score: 62/100
• State rank: #635
• US rank: #16793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue River, WI
• Population (ZIP): 1,470

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 11% Italian 9% Romanian 8%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1% Chinese 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: ▲ 9.72%
• Current HPI: 234.683
• 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

2 events — show timeline

• 2026-06-15 Listed $1 SCWMLS
• 2000-11-20 Sold (Public Records) $22,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $953 · +9.8% YoY. Source: county tax records.