215 N Cushman Ave · Viola, WI 54664

$179,900

4 bd · 1.0 ba · 1,690 sqft · Other · 27 Days on market

Built 1920 0.29 ac lot

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Why this score? — see what drove the D 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 +10.3/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Entered for Comp Purposes

Key facts

• 3-season front porch
• Pocket-style doors
• Original woodwork

Tags

• ORIGINAL WOODWORK
• BUILT-INS
• HARDWOOD FLOORS
• POCKET-STYLE DOORS
• 3-SEASON FRONT PORCH
• FRESH FACELIFT KITCHEN

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 1.5-story single-family home; Estimated living area range 1501–1750
• Construction: Exterior: aluminum/aluminum-steel/vinyl; Year built: see remarks
• Exterior features: Aluminum and vinyl siding; Garden shed; Less than 1/2 acre lot (approx. 0.29 acre); Residential zoning

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom (upper level) about 14 x 12; Bedroom 2 (upper level) about 11 x 10; Bedroom 3 (upper level) about 11 x 14; Bedroom 4 (upper level) about 10 x 13
• Flooring: Wood floors
• Bathrooms: Full bathroom with shower over tub
• Heating & cooling: Radiant / hot water heat (natural gas)
• Interior features: High-speed internet; Walk-in closets; Wood floors; Full stone basement
• Laundry & utility: Washer and dryer excluded from sale (not included)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (24.8% below list).
• Recommended offer: $135k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#609 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, health & safety D, amenities F.
• Kickapoo Area School District (rural): math 30% / reading 40% proficiency, ranked #239 of 342 in WI (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kickapoo Elementary (math 42% / reading 52%, grade D-, #319 of 1,041 statewide, top 34%, 205 students, 57% FRL); Kickapoo High (math 22% / reading 32%, grade F, #260 of 483 statewide, top 58%, 265 students, 42% FRL).
• Market conditions: 10 active listings in the ZIP; 30 units permitted in Richland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (7.3% local appreciation)).
• Richland County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $112k; list at $180k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,262 (24.8% 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. Built in 1920 — 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. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.75% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.19×
• Total profit: $60,103
• Equity at exit: $128,471

10-year hold

• IRR: 16.1%
• Equity multiple: 4.55×
• Total profit: $179,046
• Equity at exit: $247,564

Cash invested: $50,372 (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 54664

• Home prices YoY: 3.5%
• Active inventory: 10
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$149 /mo · $1,783/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-98

Break-even live

Break-even rent $1,477

Max offer price $162,516

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $179,900 Active 27 DOM
2. 2026-06-17
   days on market $179,900 Active 26 DOM
3. 2026-06-16
   days on market $179,900 Active 25 DOM
4. 2026-06-15
   days on market $179,900 Active 24 DOM
5. 2026-06-15
   days on market $179,900 Active 23 DOM
6. 2026-06-13
   days on market $179,900 Active 22 DOM
7. 2026-06-12
   days on market $179,900 Active 21 DOM
8. 2026-06-09
   days on market $179,900 Active 18 DOM
9. 2026-06-08
   days on market $179,900 Active 17 DOM
10. 2026-06-08
    days on market $179,900 Active 16 DOM
11. 2026-06-05
    days on market $179,900 Active 14 DOM
12. 2026-06-03
    days on market $179,900 Active 12 DOM
13. 2026-06-02
    days on market $179,900 Active 11 DOM
14. 2026-06-01
    days on market $179,900 Active 10 DOM
15. 2026-05-31
    days on market $179,900 Active 9 DOM
16. 2026-05-22
    listed $179,900 Active
17. 2022-12-12
    soldstatus $112,000
18. 2022-12-09
    soldstatus $112,000 25-char remark

    Show marketing remark (25 chars)

    Entered for Comp Purposes

19. 2022-10-18
    listed $112,000 25-char remark

    Show marketing remark (25 chars)

    Entered for Comp Purposes

20. 2006-04-25
    soldstatus $75,000

ⓘ 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: $1,783 · $149/mo
• Projected year-2 tax: $2,556 · $213/mo
• Expected delta: +$772/yr (+$64/mo · 43.3%)

ⓘ 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 (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,231
• − Mortgage interest: −$10,077
• − Property taxes: −$1,783
• − Insurance: −$900
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$5,233
• Taxable loss: −$4,359
• Est. tax savings @ 24.0%: +$1,046
• After-tax cash flow: $-135/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: Kickapoo Area School District
• NCES district ID: 5512540
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 40% ▲ 3.00%
• Median HH income: $41,104
• Composite: 29.46/100
• National rank: #6512
• State rank: #239 of 342 in WI

Livability — Viola

• Score: 63/100
• State rank: #609
• US rank: #15774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Viola, WI
• Population (ZIP): 1,659

Population outlook (Richland County) Hauer SSP2

• Today (2025): 16,285 people
• By 2030: 15,488 · -4.9%
• By 2040: 13,716 · -15.8%
• By 2050: 11,950 · -26.6%
• By 2075: 8,697 · -46.6%
• By 2100: 6,192 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 13% Polish 10% Romanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 86% English-only · German/W. Germanic 12% Spanish 1%

Political lean MEDSL · Richland

• 2024 margin: R (+13.1) · D 42.8% · R 56.0% · Other 1.2%
• 2008→2024 swing: -33.8pp toward R · 2008: 20.6pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+9.7 2016: R+5.6 2012: D+16.1 2008: D+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.32%
• Current HPI: 214.39
• 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

+139.9% since first listed

5 events — show timeline

• 2026-05-22 Listed $179,900 METROMLS
• 2022-12-12 Sold (Public Records) $112,000 Public Records
• 2022-12-09 Sold (MLS) $112,000 METROMLS
• 2022-10-18 Listed $112,000 METROMLS
• 2006-04-25 Sold (Public Records) $75,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,783 · +26.6% YoY. Source: county tax records.