1063 Pheasant Dr · Genoa City, WI 53128

$395,000

2 bd · 1.5 ba · 1,646 sqft · SingleFamily · 13 Days on market

Built 2000 0.32 ac lot Est $354k · 12% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and beautifully updated! This charming 2-bedroom home features an open-concept design with soaring cathedral ceilings, stunning Brazilian cherry hardwood floors, & stylish light fixtures throughout. The spacious primary suite offers a private full bath, while first-floor laundry adds everyday convenience. Freshly painted throughout the home & garage, this property shines with pride of ownership. The finished lower level includes a bar, office, & additional living space perfect for entertaining. Enjoy gatherings on the huge deck overlooking the large corner lot. The heated & insulated 3-car garage and storage shed provide ample room for vehicles, hobbies,

Key facts

• Open-concept design
• Cathedral ceilings
• Huge deck

Tags

• OPEN-CONCEPT DESIGN
• CATHEDRAL CEILINGS
• PRIVATE FULL BATH
• FIRST-FLOOR LAUNDRY
• FINISHED LOWER LEVEL
• HUGE DECK

Property features AI

Exterior

• Parking: Attached 3-car garage with opener and heated
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home; One story
• Construction: Vinyl exterior; Finished partial basement with poured concrete and sump pump
• Exterior features: Deck; Garden shed; Sidewalks

Interior

• Kitchen: Kitchen island
• Bedrooms: Master bedroom on main level (16 x 14); Second bedroom on main level (11 x 10)
• Flooring: Wood floors
• Bathrooms: Master bath with shower over tub; Full bathroom with tub/shower combo and ceramic tile; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Water softener; Cable/satellite available; High-speed internet available; Intercom system; Wood floors
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $395k).

Location & tenants

• Location reads 71/100 on livability (#265 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lake Geneva-Genoa City Uhs School District (town): math 27% / reading 35% proficiency, ranked #258 of 342 in WI (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Badger High (math 27% / reading 36%, grade F, #199 of 483 statewide, top 42%, 1,326 students, 34% FRL).
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 474 units permitted in Walworth County in 2024 (77 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $111k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $177k; list at $395k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $395,000

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. 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.
3. 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.
4. 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: 1.60% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.58%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $353,890
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1051 Pheasant Dr	0.04mi	3/1.5 (+1)	1,700 (+3%)	4mo	$350,000	$206	84
1006 Pheasant Dr	0.22mi	2/2.0	1,646 (0%)	9mo	$369,000	$224	80
1023 Mallard Ln	0.17mi	2/1.0	1,672 (+2%)	14mo	$315,000	$188	75
933 Freeman St	0.45mi	2/2.0	1,668 (+1%)	5mo	$355,000	$213	71
1030 Pheasant Dr	0.13mi	3/3.0 (+1)	1,600 (-3%)	11mo	$350,000	$219	69
1106 Pheasant Dr	0.06mi	3/1.0 (+1)	1,560 (-5%)	22mo	$335,000	$215	63
546 Sumner St	0.73mi	3/1.0 (+1)	1,600 (-3%)	1mo	$220,000	$138	54
550 Gifford St	0.64mi	3/1.0 (+1)	1,451 (-12%)	3mo	$255,000	$176	41
669 Partridge Pkwy	0.49mi	3/1.5 (+1)	1,450 (-12%)	14mo	$340,000	$234	40
W236 County Road B	0.70mi	3/1.0 (+1)	1,606 (-2%)	20mo	$450,000	$280	40
700 Pintail Pl	0.38mi	3/1.5 (+1)	1,409 (-14%)	19mo	$332,000	$236	38

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $86,169
• Equity at exit: $58,896

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $268,495
• Equity at exit: $34,152

Cash invested: $110,600 (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 53128

• Home prices YoY: -6.8%
• Active inventory: 43
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $6,307 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$389 /mo · $4,669/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,324
• Net cashflow: $2,357

Break-even live

Break-even rent $3,323

Max offer price $395,000

Occupancy floor 58%

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40608 102nd Pl Unit 1374783P Genoa City, WI	3.0	2.0	1991	$6,307	$3.17	12d	1	1.38mi

Listing history 11 events

1. 2026-06-19
   days on market $395,000 Active 13 DOM
2. 2026-06-18
   days on market $395,000 Active 12 DOM
3. 2026-06-17
   days on market $395,000 Active 11 DOM
4. 2026-06-16
   days on market $395,000 Active 10 DOM
5. 2026-06-15
   days on market $395,000 Active 9 DOM
6. 2026-06-14
   days on market $395,000 Active 7 DOM
7. 2026-06-12
   days on market $395,000 Active 6 DOM
8. 2026-06-09
   days on market $395,000 Active 3 DOM
9. 2026-06-08
   days on market $395,000 Active 2 DOM
10. 2026-06-07
    remarks 683-char remark
11. 2026-06-07
    listed $395,000 Active 1 DOM

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

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $4,669 · $389/mo
• Projected year-2 tax: $5,988 · $499/mo
• Expected delta: +$1,319/yr (+$110/mo · 28.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,684
• − Mortgage interest: −$22,126
• − Property taxes: −$4,669
• − Insurance: −$1,975
• − Repairs & maintenance: −$6,055
• − Management: −$6,055
• − Depreciation: −$11,491
• Taxable income: $23,313
• Est. tax owed @ 24.0%: −$5,595
• After-tax cash flow: $22,694/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: Lake Geneva-Genoa City Uhs School District
• NCES district ID: 5507650
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $52,486
• Composite: 27.25/100
• National rank: #7013
• State rank: #258 of 342 in WI

Livability — Genoa City

• Score: 71/100
• State rank: #265
• US rank: #6832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Genoa City, WI
• Population (ZIP): 8,985

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 12% Cuban 2%
• Common ancestry: Romanian 9% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Russian/Polish/Slavic 2%

Political lean MEDSL · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.26%
• Current HPI: 307.4105
• 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

+206.2% since first listed

3 events — show timeline

• 2026-06-05 Listed $395,000 METROMLS
• 2008-09-29 Sold (Public Records) $177,000 Public Records
• 2002-04-23 Sold (Public Records) $129,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,669 · +21.4% YoY. Source: county tax records.