315 S Pine St · Reedsburg, WI 53959

$50,000

4 bd · 1.0 ba · 1,352 sqft · SingleFamily · 35 Days on market

Built 1902 0.25 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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offered at online auction ending Wednesday, May 27th at 11:00 AM. Listing price reflects SUGGESTED STARTING BID. $5,000 down in earnest money & sign an Offer to Purchase w/ no contingencies within 24 hours of auction ending. Property is being sold in its AS IS condition & subject to the owner's approval. Here is your opportunity to put your personal touches on a home and make it your own or flip. Close to downtown Reedsburg, you'll love the convenience of being within walking distance of several local businesses. This 4 bedroom, 1 bathroom home has plenty of storage inside and out.

Key facts

• Plenty storage
• 0.25 acre lot
• Garage

Tags

• PLENTY STORAGE

🔨 Auction listing. The $50,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $216,707 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.1% vs local median 2.2% in Reedsburg — 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 (#187 in WI, #4,937 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, health & safety D, amenities F.
• Reedsburg School District (town): math 31% / reading 36% proficiency, ranked #242 of 342 in WI (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 11.8

CMA / ARV

• ARV (median comp): $216,707
• List price: $50,000
• Delta: -76.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 Booster Blvd	0.26mi	3/2.0 (-1)	1,308 (-3%)	1mo	$231,000	$177	72
342 Warren Ave	0.07mi	3/1.5 (-1)	1,403 (+4%)	14mo	$242,000	$172	72
240 3rd St	0.37mi	3/2.0 (-1)	1,414 (+5%)	1mo	$257,000	$182	66
609 N Walnut St	0.63mi	3/2.0 (-1)	1,320 (-2%)	7mo	$255,000	$193	52
804 Seymour St	0.49mi	3/1.5 (-1)	1,530 (+13%)	2mo	$275,000	$180	47
337 W Main St	0.75mi	3/1.0 (-1)	1,392 (+3%)	12mo	$167,000	$120	45
127 S Willow St	0.25mi	3/1.5 (-1)	1,540 (+14%)	15mo	$215,000	$140	45
612 8th St	0.67mi	3/1.5 (-1)	1,400 (+4%)	15mo	$148,000	$106	43
102 S Albert Ave	0.71mi	3/1.0 (-1)	1,516 (+12%)	2mo	$220,000	$145	40
247 N Grove St	0.47mi	3/2.0 (-1)	1,224 (-10%)	18mo	$165,000	$135	39
225 N Dewey Ave	0.52mi	3/1.5 (-1)	1,192 (-12%)	18mo	$199,000	$167	34
744 8th St	0.69mi	3/1.5 (-1)	1,218 (-10%)	17mo	$213,500	$175	30

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: -23.8%
• Equity multiple: 0.19×
• Total profit: $-49,315
• Equity at exit: $32,312

10-year hold

• IRR: -18.8%
• Equity multiple: -0.01×
• Total profit: $-61,284
• Equity at exit: $18,737

Cash invested: $60,678 (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 53959

• Home prices YoY: -34.7%
• Active inventory: 66
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$1,136
• Tax from tax record: −$200 /mo · $2,402/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-223

Break-even live

Break-even rent $1,806

Max offer price $177,380

Occupancy floor —

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: $54,177
• Closing costs: $6,501
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Walnut St Reedsburg, WI	1.0–3.0	1.0–2.0	871	$1,285	$1.48	23d	1	0.21mi

Listing history 1 events

1. 2026-04-22
   listed $50,000 Active 600-char remark

   Show marketing remark (600 chars)

   Offered at online auction ending Wednesday, May 27th at 11:00 AM. Listing price reflects SUGGESTED STARTING BID. $5,000 down in earnest money & sign an Offer to Purchase w/ no contingencies within 24 hours of auction ending. Property is being sold in its AS IS condition & subject to the owner's approval. Here is your opportunity to put your personal touches on a home and make it your own or flip. Close to downtown Reedsburg, you'll love the convenience of being within walking distance of several local businesses. This 4 bedroom, 1 bathroom home has plenty of storage inside and out.

ⓘ 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: $2,402 · $200/mo
• Projected year-2 tax: $2,402 · $200/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 (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 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: $18,293
• − Mortgage interest: −$12,139
• − Property taxes: −$2,402
• − Insurance: −$1,084
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$6,304
• Taxable loss: −$6,563
• Est. tax savings @ 24.0%: +$1,575
• After-tax cash flow: $-1,096/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: Reedsburg School District
• NCES district ID: 5512660
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $52,578
• Composite: 29.34/100
• National rank: #6544
• State rank: #242 of 342 in WI

Livability — Reedsburg

• Score: 74/100
• State rank: #187
• US rank: #4937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reedsburg, WI
• County: Sauk County · 36,155 people
• City population: 14,451
• Metro: Baraboo, WI
• Population (ZIP): 14,451
• Household income: $77,924
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 294.0

Population outlook (Sauk County) Hauer SSP2

• Today (2025): 66,065 people
• By 2030: 66,755 · +1.0%
• By 2040: 66,999 · +1.4%
• By 2050: 65,499 · -0.9%
• By 2075: 60,000 · -9.2%
• By 2100: 51,070 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 5% Romanian 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Sauk

• 2024 margin: Toss-up / Even · D 48.4% · R 50.0% · Other 1.6%
• 2008→2024 swing: -23.2pp toward R · 2008: 21.6pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.7 2016: R+0.3 2012: D+18.5 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.25%
• Current HPI: 229.9937
• Rent YoY: —
• Metro: Baraboo, 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

• 2026-04-22 Listed $50,000 SCWMLS

Property tax history

+1.8%/yr

Latest (2025): $2,402 · +11.3% YoY. Source: county tax records.