1037 Dewey St · Cassville, WI 53806

$109,900

3 bd · 1.0 ba · 1,386 sqft · Other · 37 Days on market

Built 1950 6,969 sqft lot $79/sqft · 26% below area Est $149k · 26% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming brick ranch nestled in the heart of Cassville. Whether you're looking for a full time residence, your next rental, or a relaxing vacation home, just a stone's throw from the Mississippi River. This home checks all the boxes. This 3 bed ranch features hardwood floor, spacious kitchen, partially finished basement, and a large 2.5 car garage. With a little TLC, and elbow grease this home creates instant equity. Walking distance from restaurants, parks, ferry, and the boat launch. Book your appointment today.

Key facts

• Spacious kitchen
• Brick ranch
• 6,969 sq ft lot

Tags

• BRICK RANCH
• SPACIOUS KITCHEN
• PARTIALLY FINISHED BASEMENT
• WALKING DISTANCE FROM PARKS
• WALKING DISTANCE FROM FERRY

Property features AI

Finance

• Other: Includes oven, refrigerator, microwave, washer, dryer and garage refrigerator

Exterior

• Parking: Detached 2-car garage with opener included; 1 additional parking space; 2.5 total garage parking spaces (listed)
• Utilities: Municipal water; Municipal sewer; LP gas
• Home design: Single-family, 1-story home; Zoned RES
• Construction: Brick / Brick and stone construction; Information source lists year built from assessor/public record
• Exterior features: Brick and brick/stone exterior; Less than 1/2 acre lot

Interior

• Kitchen: Oven; Microwave; Refrigerator
• Bedrooms: Main-level master bedroom (10 x 10); Main-level second bedroom (10 x 9); Main-level third bedroom (10 x 9)
• Flooring: Wood floors
• Bathrooms: One full bathroom; Master bathroom with shower over tub; Tub-only bath
• Heating & cooling: Forced air heating (LP gas); Central air conditioning
• Interior features: Cable/satellite available; High-speed internet; Wood floors; Full, partially finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#431 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, health & safety C-, employment D+.
• Cassville School District (rural): math 45% / reading 40% proficiency, ranked #219 of 426 in WI (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cassville Elementary (math 64% / reading 44%, grade C, #166 of 1,041 statewide, top 20%, 89 students, 43% FRL); Cassville High (math 15% / reading 34%, grade F, #284 of 483 statewide, top 59%, 83 students, 51% FRL) — zoned schools average 47% FRL vs 30% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 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 $5k of equity ($760 loan paydown + $4k appreciation (4.0% local appreciation)).
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.06% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $148,743
• List price: $109,900
• Delta: -26.11%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

4.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.97×
• Total profit: $29,857
• Equity at exit: $55,971

10-year hold

• IRR: 17.0%
• Equity multiple: 3.74×
• Total profit: $84,407
• Equity at exit: $91,744

Cash invested: $30,772 (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 53806

• Home prices YoY: 2.0%
• Active inventory: 16
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $164

Break-even live

Break-even rent $952

Max offer price $109,900

Occupancy floor 81%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-12
   statusdays on market $109,900 Pending 37 DOM
2. 2026-06-09
   days on market $109,900 Active 36 DOM
3. 2026-06-08
   days on market $109,900 Active 35 DOM
4. 2026-06-08
   days on market $109,900 Active 34 DOM
5. 2026-06-05
   days on market $109,900 Active 32 DOM
6. 2026-06-04
   price $109,900 Active 30 DOM
7. 2026-06-03
   days on market $117,900 Active 30 DOM
8. 2026-06-02
   days on market $117,900 Active 29 DOM
9. 2026-06-01
   days on market $117,900 Active 28 DOM
10. 2026-05-31
    days on market $117,900 Active 27 DOM
11. 2026-05-31
    price $117,900 Active 26 DOM
12. 2026-05-19
    price $124,900 535-char remark
13. 2026-05-13
    price $129,900 535-char remark
14. 2026-05-11
    price $139,900 535-char remark
15. 2026-05-04
    listed $149,900 Active 535-char remark
16. 2025-05-15
    soldstatus $117,500
17. 2023-06-21
    soldstatus $60,000

ⓘ 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: $1,563 · $130/mo
• Projected year-2 tax: $1,798 · $150/mo
• Expected delta: +$235/yr (+$20/mo · 15.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 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: $13,919
• − Mortgage interest: −$6,156
• − Property taxes: −$1,563
• − Insurance: −$550
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$3,197
• Taxable income: $226
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,913/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: Cassville School District
• NCES district ID: 5502400
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $45,139
• Composite: 38.44/100
• National rank: #8492
• State rank: #219 of 426 in WI

Livability — Cassville

• Score: 67/100
• State rank: #431
• US rank: #10874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cassville, WI
• Population (ZIP): 1,573

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 5% Serbian 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 4.04%
• Current HPI: 201.921
• 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

+83.2% since first listed

9 events — show timeline

• 2026-06-11 Pending — METROMLS
• 2026-06-03 Price Changed $109,900 METROMLS
• 2026-05-30 Price Changed $117,900 METROMLS
• 2026-05-19 Price Changed $124,900 METROMLS
• 2026-05-13 Price Changed $129,900 METROMLS
• 2026-05-11 Price Changed $139,900 METROMLS
• 2026-05-04 Listed $149,900 METROMLS
• 2025-05-15 Sold (Public Records) $117,500 Public Records
• 2023-06-21 Sold (Public Records) $60,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,563 · -5.0% YoY. Source: county tax records.