755 N Tratt St #143 · Whitewater, WI 53190

$69,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 23 Days on market

Built 1994 Average condition

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and well maintained 3-bedroom, 2-bath home offering comfortable living and an inviting layout. Enjoy a bright open-concept living area, generously sized bedrooms, and a private primary suite with its own full bath. The functional kitchen offers ample cabinet space and flows seamlessly into the dining and living areas, making the home feel warm and connected. A great opportunity for affordable, low-maintenance living .

Key facts

• Built 1994
• Listed 22 days

Property features AI

Finance

• Other: Less than 1/2 acre lot; Residential zoning; Inclusions: stove, refrigerator, washer, dryer, microwave, outside storage shed; Exclusions: owner's personal property

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; 1 story
• Construction: Finished above-grade living area approximately 1,152
• Exterior features: Vinyl exterior; Garden shed/outbuilding

Interior

• Kitchen: Microwave; Oven; Refrigerator; Stove
• Bedrooms: Main-level primary bedroom, 17 x 12; Main-level bedroom 2, 10 x 10; Main-level bedroom 3, 11 x 8
• Bathrooms: Master bath with walk-in shower; Shower stall; 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Water softener (seller leased); Cable/satellite available; High-speed internet
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 2.1% in Whitewater — 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 79/100 on livability (#89 in WI, #2,268 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities D-, employment F.
• Whitewater Unified School District (town): math 28% / reading 34% proficiency, ranked #275 of 342 in WI (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitewater 4K (25 students, 0% FRL); Whitewater High (math 22% / reading 32%, grade F, #260 of 483 statewide, top 58%, 612 students, 42% FRL).
• Market conditions: 62 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 145 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.94% ✓
• Cap rate: 16.44%
• Cash-on-cash: 36.23%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $261,504
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
634 Walton Dr	0.37mi	3/1.0	1,100 (-4%)	16mo	$249,900	$227	58
650 N Walton Dr	0.34mi	3/1.5	1,282 (+11%)	20mo	$204,000	$159	46

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: 32.0%
• Equity multiple: 2.35×
• Total profit: $26,330
• Equity at exit: $10,422

10-year hold

• IRR: 39.1%
• Equity multiple: 4.65×
• Total profit: $71,474
• Equity at exit: $6,044

Cash invested: $19,572 (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 53190

• Active inventory: 62
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $591

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 52%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 N Tratt St Whitewater, WI	2.0	2.0	876	$1,415	$1.62	21d	2	0.68mi
291 N Fraternity Ln Whitewater, WI	2.0	2.0	1000	$1,295	$1.29	21d	1	0.90mi

Listing history 17 events

1. 2026-06-19
   days on market $69,900 Active 23 DOM
2. 2026-06-18
   days on market $69,900 Active 22 DOM
3. 2026-06-17
   days on market $69,900 Active 21 DOM
4. 2026-06-16
   days on market $69,900 Active 20 DOM
5. 2026-06-15
   days on market $69,900 Active 19 DOM
6. 2026-06-12
   days on market $69,900 Active 16 DOM
7. 2026-06-09
   days on market $69,900 Active 13 DOM
8. 2026-06-08
   days on market $69,900 Active 12 DOM
9. 2026-06-07
   days on market $69,900 Active 11 DOM
10. 2026-06-05
    days on market $69,900 Active 8 DOM
11. 2026-06-03
    days on market $69,900 Active 7 DOM
12. 2026-06-02
    days on market $69,900 Active 6 DOM
13. 2026-06-01
    days on market $69,900 Active 5 DOM
14. 2026-05-31
    days on market $69,900 Active 4 DOM
15. 2026-05-30
    days on market $69,900 Active 3 DOM
16. 2026-05-27
    listed $69,900 Active 446-char remark

    Show marketing remark (446 chars)

    Welcome to this spacious and well maintained 3-bedroom, 2-bath home offering comfortable living and an inviting layout. Enjoy a bright open-concept living area, generously sized bedrooms, and a private primary suite with its own full bath. The functional kitchen offers ample cabinet space and flows seamlessly into the dining and living areas, making the home feel warm and connected. A great opportunity for affordable, low-maintenance living .

17. 2026-05-24
    listed $69,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,314
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,033
• Taxable income: $6,357
• Est. tax owed @ 24.0%: −$1,526
• After-tax cash flow: $5,566/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This home is in average condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — dated and could be replaced
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale replace bathroom fixtures — new fixtures improve functionality and aesthetics
• Both landscaping — improved landscaping enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom fixtures · dated and could be replaced	Minor	$500–3,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale replace bathroom fixtures — new fixtures improve functionality and aesthetics ↑
• Both landscaping — improved landscaping enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Whitewater Unified School District
• NCES district ID: 5516680
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $42,560
• Composite: 26.3/100
• National rank: #7245
• State rank: #275 of 342 in WI

Livability — Whitewater

• Score: 79/100
• State rank: #89
• US rank: #2268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitewater, WI
• Population (ZIP): 20,461

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 86,617 people
• By 2030: 86,818 · +0.2%
• By 2040: 85,552 · -1.2%
• By 2050: 81,765 · -5.6%
• By 2075: 68,937 · -20.4%
• By 2100: 55,854 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 6% Portuguese 4% Iranian 3%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 2%

Political lean MEDSL · Jefferson

• 2024 margin: R (+16.4) · D 41.1% · R 57.5% · Other 1.4%
• 2008→2024 swing: -17.2pp toward R · 2008: 0.8pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+15.2 2016: R+16.2 2012: R+7.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.96%
• Current HPI: 185.2508
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $69,900 SCWMLS
• 2026-05-24 Listed $69,900 METROMLS