N3869 Rome Rd · Rubicon, WI 53078

$1

3 bd · 1.5 ba · 1,268 sqft · SingleFamily · 22 Days on market

Built 1968 5.00 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Selling by online auction; Starting bid is $200,000, terms and conditions apply. Move-in ready 3BR, 1.5BA ranch on a 5.0-acre lot in a quiet rural road in Town ship of Rubicon. Features include a a large workshop Stove, Microwave, Garbage Disposal, Ceiling Fan, Garage Door Opener, Washer, Dryer, Wash Sink, Pool Table, Safe. 2-car attached garage with garden shed, and backyard bordering vacant land. ONLINE AUCTION Thursday May 28, 2026 - Thursday June 25, 2026. Terms and Conditions apply. $1 is a PLACEHOLDER, not the actual sale price. Starting bid $200,000 w/ 8% buyers fee--high bid plus buyers fee equals total purchase price. Earnest money of $10,000.00 MUST accompany OTP. Seller can acc

Key facts

• 5 acre lot
• 2 garage spots
• Built 1968

Property features AI

Finance

• Other: Zoning: R; Includes pool table among items conveyed; Inclusions also list ceiling fan and garage door opener

Exterior

• Parking: Attached 2-car garage with opener
• Security: Safe included
• Utilities: Well water; Municipal sewer; Natural gas
• Home design: Single-family, 1 story
• Construction: Block basement
• Exterior features: Wood and stone exterior; 5-acre lot; Storage building (outbuilding)

Interior

• Kitchen: Range/oven; Refrigerator; Microwave; Garbage disposal
• Bedrooms: Master bedroom (Main) — 15 x 12; Bedroom 2 (Main) — 10 x 13; Bedroom 3 (Main) — 12 x 10
• Bathrooms: 1 full bathroom; 1 half bathroom; No master bath
• Heating & cooling: Radiant heat; Central air; Natural gas heating
• Interior features: Water softener; Full basement with sump pump and block construction
• Laundry & utility: Washer; Dryer; Wash sink

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $323,340 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Hartford Uhs School District (suburban): math 27% / reading 33% proficiency, ranked #261 of 342 in WI (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hartford High (math 27% / reading 33%, grade F, #208 of 483 statewide, top 46%, 1,316 students, 22% FRL).
• Market conditions: 5 active listings in the ZIP; 229 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $18k appreciation (5.7% local appreciation)).
• Dodge County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, 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 22 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 485010.0% of price.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.38% ✗
• Cap rate: 1.56%
• Cash-on-cash: -16.91%
• DSCR: 0.25
• GRM: 22.2

CMA / ARV

• ARV (on-the-fly): $323,340
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
N4059 Rome Rd	0.47mi	3/1.5	1,334 (+5%)	4mo	$340,000	$255	66
N4071 Hilltop Rd	0.54mi	3/1.0	1,262 (-0%)	15mo	$300,000	$238	59
W1079 Rome Rd	0.53mi	3/2.0	1,225 (-3%)	22mo	$325,000	$265	49
N4083 County Road P	0.70mi	2/1.5 (-1)	1,300 (+2%)	14mo	$245,000	$188	47

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

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $5,646
• Equity at exit: $196,355

10-year hold

• IRR: 4.4%
• Equity multiple: 1.91×
• Total profit: $82,098
• Equity at exit: $350,263

Cash invested: $90,535 (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 53078

• Home prices YoY: 1.7%
• Active inventory: 5

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$1,696
• Tax est. 1.5%: −$404 /mo · $4,850/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-1,275

Break-even live

Break-even rent $2,829

Max offer price $138,784

Occupancy floor —

Sensitivity live

Price	-10% $-1,052	-5% $-1,164	+0% $-1,275	+5% $-1,387	+10% $-1,499
Rent	-10% $-1,371	-5% $-1,323	+0% $-1,275	+5% $-1,227	+10% $-1,180
Rate	-1.0pp $-1,113	-0.5pp $-1,193	base $-1,275	+0.5pp $-1,359	+1.0pp $-1,444

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: $80,835
• Closing costs: $9,700
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1 Active 22 DOM
2. 2026-06-17
   days on market $1 Active 21 DOM
3. 2026-06-16
   days on market $1 Active 20 DOM
4. 2026-06-15
   days on market $1 Active 19 DOM
5. 2026-06-13
   days on market $1 Active 17 DOM
6. 2026-06-09
   days on market $1 Active 13 DOM
7. 2026-06-08
   days on market $1 Active 12 DOM
8. 2026-06-07
   days on market $1 Active 11 DOM
9. 2026-06-05
   days on market $1 Active 8 DOM
10. 2026-06-03
    days on market $1 Active 7 DOM
11. 2026-06-02
    days on market $1 Active 6 DOM
12. 2026-06-01
    days on market $1 Active 5 DOM
13. 2026-05-31
    days on market $1 Active 4 DOM
14. 2026-05-27
    listed $1 Active

ⓘ 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 1/10 Low 7 d/yr ≥99°F today · 13 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: $14,569
• − Mortgage interest: −$18,112
• − Property taxes: −$4,850
• − Insurance: −$1,617
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$9,406
• Taxable loss: −$21,747
• Est. tax savings @ 24.0%: +$5,219
• After-tax cash flow: $-10,086/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: Hartford Uhs School District
• NCES district ID: 5506120
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 33% ▼ -14.00%
• Median HH income: $59,737
• Composite: 27.11/100
• National rank: #7040
• State rank: #261 of 342 in WI

Livability — Rubicon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,743

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 88,405 people
• By 2030: 87,650 · -0.9%
• By 2040: 84,919 · -3.9%
• By 2050: 80,674 · -8.7%
• By 2075: 73,062 · -17.4%
• By 2100: 63,985 · -27.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 17% Portuguese 4% Iranian 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.9) · D 32.8% · R 65.8% · Other 1.4%
• 2008→2024 swing: -24.0pp toward R · 2008: -8.9pp · 2024: -32.9pp
• All cycles: 2024: R+32.9 2020: R+31.0 2016: R+29.6 2012: R+14.5 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.66%
• Current HPI: 342.83
• 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

Property tax history

+0.5%/yr

Latest (2025): $3,297 · -0.4% YoY. Source: county tax records.