240 N Third St · Medford, WI 54451

$115,000

4 bd · 1.0 ba · 1,716 sqft · SingleFamily · 60 Days on market

Built 1938 7,405 sqft lot Est $220k · 48% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Classic 4+ bed, 1 bath single family home located on a corner lot in the City of Medford. Main floor with south facing living room and hardwood flooring. Formal dining room, large kitchen, bedroom, bath, entryway and rear porch with laundry. Upper level features three additional bedrooms and a bonus room. Updated windows, siding and roof. Stove, refrigerator, dishwasher, washer, dryer, window treatments and basement refrigerator are included in the sales price.

Key facts

• Hardwood flooring
• Formal dining room
• Large kitchen

Tags

• CORNER LOT
• SOUTH FACING LIVING ROOM
• HARDWOOD FLOORING
• FORMAL DINING ROOM
• LARGE KITCHEN
• REAR PORCH

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Shingle roof
• Construction: Finished above-grade living area in the 1501–1750 sq ft range; Below-grade unfinished area (780 sq ft)
• Exterior features: Vinyl exterior; Lot under 1/2 acre (approx. 0.17 acre)

Interior

• Kitchen: Refrigerator; Range/Oven; Dishwasher
• Bedrooms: Master bedroom 13 x 12 (Upper); Bedroom 2 12 x 12 (Upper); Bedroom 3 12 x 12 (Upper); Bedroom 4 12 x 9 (Main); Bonus room 10 x 9 (Upper)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Carpet; Vinyl floors; Wood floors; All window coverings
• Laundry & utility: Washer; Dryer; Full basement with poured concrete and sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.8% in Medford — 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 74/100 on livability (#171 in WI, #4,657 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, commute F.
• Medford Area Public School District (town): math 38% / reading 36% proficiency, ranked #210 of 342 in WI (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Medford Elementary (math 47% / reading 37%, grade F, #433 of 1,041 statewide, top 46%, 589 students, 45% FRL); Medford High (math 22% / reading 22%, grade F, #349 of 483 statewide, top 75%, 692 students, 36% FRL).
• Market conditions: 44 active listings in the ZIP; 109 units permitted in Taylor County in 2024 (55 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Taylor County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $115k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1938 — 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: 1.09% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $219,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 N Main St	0.16mi	4/2.0	1,680 (-2%)	6mo	$249,900	$149	80
620 Williams Ct	0.36mi	3/2.0 (-1)	1,644 (-4%)	3mo	$276,000	$168	65
227 S 7th St	0.48mi	4/2.0	1,820 (+6%)	1mo	$245,000	$135	63
641 E Pine St	0.37mi	3/2.0 (-1)	1,568 (-9%)	10mo	$349,000	$223	51
523 Ogden St	0.46mi	4/3.0	1,800 (+5%)	13mo	$220,000	$122	51
213 S Park Ave	0.50mi	3/2.5 (-1)	1,780 (+4%)	10mo	$180,000	$101	51
216 S Third St	0.35mi	5/2.0 (+1)	1,824 (+6%)	17mo	$127,000	$70	50
902 Highland Ln	0.54mi	3/1.5 (-1)	1,808 (+5%)	13mo	$215,000	$119	48
555 E Pine St	0.32mi	4/2.0	1,968 (+15%)	13mo	$226,000	$115	46
221 Leila St	0.70mi	3/2.0 (-1)	1,752 (+2%)	13mo	$200,000	$114	44
632 Clark St	0.41mi	5/2.0 (+1)	1,504 (-12%)	12mo	$220,000	$146	41
610 Billings Ave	0.71mi	4/2.0	1,872 (+9%)	11mo	$239,450	$128	39

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,559
• Equity at exit: $17,147

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $12,034
• Equity at exit: $9,943

Cash invested: $32,200 (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 54451

• Home prices YoY: -33.1%
• Active inventory: 44
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $205

Break-even live

Break-even rent $995

Max offer price $115,000

Occupancy floor 79%

Sensitivity live

Price	-10% $270	-5% $238	+0% $205	+5% $173	+10% $140
Rent	-10% $106	-5% $156	+0% $205	+5% $255	+10% $304
Rate	-1.0pp $263	-0.5pp $234	base $205	+0.5pp $175	+1.0pp $145

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $115,000 Active 60 DOM
2. 2026-06-18
   price $115,000 Active 58 DOM
3. 2026-06-18
   days on market $159,900 Active 58 DOM
4. 2026-06-17
   days on market $159,900 Active 57 DOM
5. 2026-06-16
   days on market $159,900 Active 56 DOM
6. 2026-06-16
   status $159,900 Active 55 DOM
7. 2026-06-15
   days on market $159,900 Contingent 55 DOM
8. 2026-06-15
   days on market $159,900 Contingent 54 DOM
9. 2026-06-13
   days on market $159,900 Contingent 53 DOM
10. 2026-06-12
    days on market $159,900 Contingent 52 DOM
11. 2026-06-09
    days on market $159,900 Contingent 49 DOM
12. 2026-06-08
    days on market $159,900 Contingent 48 DOM
13. 2026-06-08
    days on market $159,900 Contingent 47 DOM
14. 2026-06-05
    days on market $159,900 Contingent 45 DOM
15. 2026-06-03
    days on market $159,900 Contingent 43 DOM
16. 2026-06-02
    days on market $159,900 Contingent 42 DOM
17. 2026-06-01
    days on market $159,900 Contingent 41 DOM
18. 2026-05-31
    days on market $159,900 Contingent 40 DOM
19. 2026-05-01
    historical Contingent
20. 2026-04-17
    listed $159,900 Active
21. 2009-08-31
    soldstatus $58,500
22. 2001-08-14
    soldstatus $19,000

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $1,874 · $156/mo
• Expected delta: +$253/yr (+$21/mo · 15.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,056
• − Mortgage interest: −$6,442
• − Property taxes: −$1,621
• − Insurance: −$575
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,345
• Taxable income: $663
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $2,302/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: Medford Area Public School District
• NCES district ID: 5508940
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $46,851
• Composite: 31.72/100
• National rank: #5912
• State rank: #210 of 342 in WI

Livability — Medford

• Score: 74/100
• State rank: #171
• US rank: #4657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medford, WI
• Population (ZIP): 11,051

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 19,681 people
• By 2030: 19,005 · -3.4%
• By 2040: 17,386 · -11.7%
• By 2050: 15,349 · -22.0%
• By 2075: 11,894 · -39.6%
• By 2100: 9,275 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Portuguese 8% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+48.2) · D 25.3% · R 73.5% · Other 1.2%
• 2008→2024 swing: -48.0pp toward R · 2008: -0.2pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.5 2016: R+44.5 2012: R+19.4 2008: R+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.46%
• Current HPI: 190.8364
• 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

+741.6% since first listed

4 events — show timeline

• 2026-05-01 Contingent — CWMLS
• 2026-04-17 Listed $159,900 CWMLS
• 2009-08-31 Sold (Public Records) $58,500 Public Records
• 2001-08-14 Sold (Public Records) $19,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $1,621 · +8.6% YoY. Source: county tax records.