430 Oak St · Madison, WI 53704

$584,000

16 bd · 16.0 ba · — sqft · MultiFamily · 10 Days on market

Built 1953 Good condition 7,840 sqft 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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

All brick, 4 unit located in the growing Eken Park neighborhood. The property has long term tenants, but has been well cared for and includes many recent improvements. All 4 units are the same floor plan & basic finish level with current rents ranging between $1,100-$1,330. New roof 2024, new HVAC (unit 1 & 3) 2024, all new energy efficient refrigerators 2023, all new bathroom exhaust fans 2023, whole building weatherization completed 2023, new front wooden porch 2023, new speed queen coin op dryer 2024. Unit 3 moved out 5/31/26 and is available for owner occupancy or a new tenant at market rent. Unit 3 was most recently rented for $1,150/mo.

Key facts

• New hvac
• Recent improvements
• New roof

Tags

• EKEN PARK NEIGHBORHOOD
• RECENT IMPROVEMENTS
• NEW ROOF
• NEW HVAC
• ENERGY EFFICIENT REFRIGERATORS
• NEW BATHROOM EXHAUST FANS

Property features AI

Finance

• Other: Inclusions: 4 refrigerators, 4 oven/stoves, 1 washer, 1 dryer, 2 furnaces, 2 A/Cs, 1 water heater, 1 water softener; Exclusions: tenants' personal property
• Financial info: Investment property: 4 rental units; Includes incomes/expenses not provided

Exterior

• Parking: Outside parking
• Utilities: Municipal water; Municipal sewer
• Home design: Multi-family apartment building; Four units
• Construction: Information source reports year built (assessor/public record)
• Exterior features: Brick exterior; Lot approximately 0.18 acres; Zoned TR-C4

Interior

• Kitchen: 4 ovens/ranges; 4 refrigerators
• Bedrooms: Four 1-bedroom units (one bedroom per unit)
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Forced air heating; Natural gas fuel; 2 furnaces; 2 air conditioners
• Interior features: Full basement
• Laundry & utility: Shared/onsite laundry with 1 washer and 1 dryer; 1 water heater; 1 water softener

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $584k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive. Per door: $240/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $584k).
• Cap rate 8.4% vs local median 2.4% in Madison — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#39 in WI, #819 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Madison Metropolitan School District (urban): math 35% / reading 40% proficiency, ranked #193 of 342 in WI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Emerson Elementary (math 54% / reading 44%, grade D, #257 of 1,041 statewide, top 30%, 351 students, 57% FRL); East High (math 32% / reading 42%, grade F, #123 of 483 statewide, top 28%, 1,649 students, 55% FRL).
• Market conditions: Rents rising (+1.1%/yr); 140 active listings in the ZIP; 5,519 units permitted in Dane County in 2024 (3,978 in 5+ unit buildings).
• At $6,394/mo this rent would consume 104% of the median local household income ($74k/yr) (locally 2064% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Dane County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $584,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-45,120
• Equity at exit: $87,076

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-6,484
• Equity at exit: $50,494

Cash invested: $163,520 (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 53704

• Rents YoY: 1.1%
• Active inventory: 140
• Price-to-rent: 30.4×

Monthly cashflow live

• Estimated rent: $6,394 high
• Mortgage (P&I): −$3,063
• Tax est. 1.5%: −$730 /mo · $8,760/yr
• Insurance: −$243
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,343
• Net cashflow: $960

Break-even live

Break-even rent $5,179

Max offer price $584,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,363	-5% $1,162	+0% $960	+5% $758	+10% $556
Rent	-10% $455	-5% $707	+0% $960	+5% $1,212	+10% $1,465
Rate	-1.0pp $1,254	-0.5pp $1,108	base $960	+0.5pp $808	+1.0pp $655

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,392
Total (4 units)			$6,394

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: $146,000
• Closing costs: $17,520
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $584,000 Active 10 DOM
2. 2026-06-18
   days on market $584,000 Active 7 DOM
3. 2026-06-17
   days on market $584,000 Active 6 DOM
4. 2026-06-16
   days on market $584,000 Active 5 DOM
5. 2026-06-15
   days on market $584,000 Active 4 DOM
6. 2026-06-14
   days on market $584,000 Active 2 DOM
7. 2026-06-13
   remarks 654-char remark
8. 2026-06-13
   listed $584,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,728
• − Mortgage interest: −$32,713
• − Property taxes: −$8,760
• − Insurance: −$3,586
• − Repairs & maintenance: −$6,138
• − Management: −$6,138
• − Depreciation: −$16,989
• Taxable income: $2,403
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $10,941/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 · 12 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with recent improvements, but the kitchen and bathrooms need updating to maximize value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Minor paint — peeling in some areas

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
paint · peeling in some areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathrooms would increase both resale and rental value ↑

ⓘ 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: Madison Metropolitan School District
• NCES district ID: 5508520
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $51,654
• Composite: 32.56/100
• National rank: #5686
• State rank: #193 of 342 in WI

Livability — Madison

• Score: 84/100
• State rank: #39
• US rank: #819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison, WI
• County: Dane County · 506,461 people
• City population: 301,931
• Metro: Madison, WI
• Population (ZIP): 46,730
• Household income: $74,034
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 2064.0

Population outlook (Dane County) Hauer SSP2

• Today (2025): 610,707 people
• By 2030: 654,875 · +7.2%
• By 2040: 740,480 · +21.2%
• By 2050: 826,188 · +35.3%
• By 2075: 1,040,574 · +70.4%
• By 2100: 1,168,084 · +91.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 13% Black 11% Hispanic / Latino 10% Asian 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 6% Romanian 4% Italian 3%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Dane

• 2024 margin: Solid D (+51.7) · D 75.1% · R 23.4% · Other 1.5%
• 2008→2024 swing: +4.7pp toward D · 2008: 47.0pp · 2024: 51.7pp
• All cycles: 2024: D+51.7 2020: D+52.6 2016: D+48.0 2012: D+43.6 2008: D+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -440.26%
• Current HPI: 293.4723
• Rent YoY: ▲ 1.14%
• Metro: Madison, WI
• 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

• 2026-06-11 Listed $584,000 SCWMLS