103 Mary St St · Boscobel, WI 53805

$70,000

3 bd · 1.5 ba · 1,538 sqft · SingleFamily · 57 Days on market

7,405 sqft lot $46/sqft · 52% below area

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to this 3 bedroom, 1.5 bath home situated on a generously sized lot. This property is in need of significant repairs and updates but offers a great opportunity for investors, flippers, or buyers looking to build sweat equity. The spacious lot provides plenty of room for outdoor living, expansion, or future improvements. Property is being sold as-is. Unlock the potential and make it your own.

Key facts

• Generously sized lot
• Outdoor living
• 7,405 sq ft lot

Tags

• GENEROUSLY SIZED LOT
• OUTDOOR LIVING

Property features AI

Finance

• Other: Includes refrigerator, stove, washer, dryer, dishwasher, and window A/C unit; Seller's personal property excluded

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 1.5-story single-family home; Estimated finished above-grade area approximately 1,538; Property is in a residential zone
• Construction: Year built: other / see remarks
• Exterior features: Deck; Sidewalks

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on the main level (10 x 19); Second bedroom on the upper level (9 x 12); Third bedroom on the upper level (9 x 11)
• Bathrooms: One full bathroom; One half bathroom; At least one tub; No master bathroom
• Heating & cooling: Forced air heating (natural gas); Window A/C unit
• Interior features: Full basement; Deck
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#197 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Boscobel Area School District (town): math 28% / reading 26% proficiency, ranked #301 of 342 in WI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Boscobel Elementary (math 32% / reading 27%, grade F, #705 of 1,041 statewide, top 71%, 338 students, 60% FRL); Boscobel Junior High (math 27% / reading 27%, grade F, #299 of 383 statewide, top 80%, 152 students, 55% FRL); Boscobel High (math 24% / reading 24%, grade F, #287 of 483 statewide, top 71%, 213 students, 52% FRL).
• Market conditions: 35 active listings in the ZIP; 120 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 6.1

CMA / ARV

• ARV (median comp): $146,600
• List price: $70,000
• Delta: -52.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Parker St	0.06mi	3/0.5	1,512 (-2%)	2mo	$155,000	$103	88
209 Adams St	0.19mi	3/2.0	1,650 (+7%)	6mo	$182,500	$111	72
1410 Wisconsin Ave	0.11mi	4/1.5 (+1)	1,690 (+10%)	5mo	$85,000	$50	69
308 Pearl St	0.20mi	3/2.0	1,325 (-14%)	9mo	$212,000	$160	58
204 W Dubay St	0.48mi	3/2.0	1,542 (+0%)	22mo	$225,000	$146	57
114 Circle Dr	0.39mi	3/2.0	1,441 (-6%)	21mo	$200,000	$139	52
511 Superior St	0.54mi	4/2.0 (+1)	1,400 (-9%)	2mo	$250,000	$179	51
104 W Kansas St	0.41mi	3/2.0	1,432 (-7%)	22mo	$184,750	$129	49
206 W North St	0.60mi	3/2.5	1,680 (+9%)	6mo	$175,000	$104	47
208 W Prairie Street St	0.54mi	3/1.0	1,366 (-11%)	12mo	$185,000	$135	44

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $425
• Equity at exit: $10,437

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $15,709
• Equity at exit: $6,052

Cash invested: $19,600 (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 53805

• Home prices YoY: -13.7%
• Active inventory: 35
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $184

Break-even live

Break-even rent $721

Max offer price $70,000

Occupancy floor 76%

Sensitivity live

Price	-10% $223	-5% $204	+0% $184	+5% $164	+10% $144
Rent	-10% $108	-5% $146	+0% $184	+5% $221	+10% $259
Rate	-1.0pp $219	-0.5pp $202	base $184	+0.5pp $166	+1.0pp $147

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $70,000 Active 57 DOM
2. 2026-06-21
   days on market $70,000 Active 56 DOM
3. 2026-06-18
   days on market $70,000 Active 54 DOM
4. 2026-06-17
   days on market $70,000 Active 53 DOM
5. 2026-06-16
   days on market $70,000 Active 52 DOM
6. 2026-06-15
   days on market $70,000 Active 51 DOM
7. 2026-06-15
   days on market $70,000 Active 50 DOM
8. 2026-06-13
   days on market $70,000 Active 49 DOM
9. 2026-06-12
   days on market $70,000 Active 48 DOM
10. 2026-06-09
    days on market $70,000 Active 45 DOM
11. 2026-06-08
    days on market $70,000 Active 44 DOM
12. 2026-06-08
    days on market $70,000 Active 43 DOM
13. 2026-06-05
    days on market $70,000 Active 41 DOM
14. 2026-06-03
    days on market $70,000 Active 39 DOM
15. 2026-06-02
    days on market $70,000 Active 38 DOM
16. 2026-06-01
    days on market $70,000 Active 37 DOM
17. 2026-05-31
    days on market $70,000 Active 36 DOM
18. 2026-04-25
    listed $70,000 Active 412-char remark

ⓘ 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: $2,078 · $173/mo
• Projected year-2 tax: $2,078 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $11,440
• − Mortgage interest: −$3,921
• − Property taxes: −$2,078
• − Insurance: −$350
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$2,036
• Taxable income: $1,224
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $1,911/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: Boscobel Area School District
• NCES district ID: 5501500
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $43,366
• Composite: 23.1/100
• National rank: #7964
• State rank: #301 of 342 in WI

Livability — Boscobel

• Score: 73/100
• State rank: #197
• US rank: #5189

Category grades

Amenities F 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: Boscobel, WI
• City population: 5,569
• Population (ZIP): 5,569

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 (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Portuguese 8% Lithuanian 2% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 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: ▼ -33.55%
• Current HPI: 212.1709
• 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

1 event — show timeline

• 2026-04-25 Listed $70,000 SCWMLS

Property tax history

+4.4%/yr

Latest (2025): $2,078 · -2.8% YoY. Source: county tax records.