1260 Madison St · Fennimore, WI 53809

$99,000

3 bd · 1.0 ba · 1,100 sqft · Other · 8 Days on market

Built 1920 8,276 sqft lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +7.2/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nicely packaged 3-bedroom one level home. Open floor plan with a large eat-in kitchen and big living room space. Vacant and easy to show. This home is ready to be moved into for a great starter home or ready to be leased out for any investor. Nice location being a block off main street for easy walking downtown. Southwest Cap insulated walls in 2013.

Key facts

• Open floor plan
• Large eat-in kitchen
• 8,276 sq ft lot

Tags

• OPEN FLOOR PLAN
• LARGE EAT-IN KITCHEN
• BIG LIVING ROOM SPACE
• SOUTHWEST CAP INSULATED WALLS

Property features AI

Finance

• Other: Seller's personal property excluded from sale

Exterior

• Parking: Attached 1-car garage with opener
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family, one-story home; Estimated above-grade living area about 1,100
• Construction: Built (year from assessor/public records)
• Exterior features: Vinyl exterior; Lot approximately 0.19 acre; Residential zoning

Interior

• Kitchen: Kitchen on main level (11 x 15)
• Bedrooms: Main-level primary bedroom (8 x 11); Main-level bedroom 2 (8 x 10); Main-level bedroom 3 (6 x 13)
• Bathrooms: One full bathroom; No private bath in primary bedroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: High-speed internet; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 80/100 on livability (#61 in WI, #1,676 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Fennimore Community School District (rural): math 41% / reading 42% proficiency, ranked #139 of 342 in WI (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fennimore Elementary (math 47% / reading 37%, grade F, #433 of 1,041 statewide, top 46%, 384 students, 41% FRL); Fennimore High (math 34% / reading 44%, grade F, #99 of 483 statewide, top 24%, 231 students, 32% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 9 active listings in the ZIP; 120 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($684 loan paydown + $4k appreciation (4.4% local appreciation)).
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $99k implies a 90% 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 $99,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.03% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.10×
• Total profit: $30,378
• Equity at exit: $52,718

10-year hold

• IRR: 18.2%
• Equity multiple: 4.04×
• Total profit: $84,134
• Equity at exit: $88,303

Cash invested: $27,720 (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 53809

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $169

Break-even live

Break-even rent $807

Max offer price $99,000

Occupancy floor 78%

Sensitivity live

Price	-10% $225	-5% $197	+0% $169	+5% $141	+10% $113
Rent	-10% $88	-5% $129	+0% $169	+5% $209	+10% $249
Rate	-1.0pp $219	-0.5pp $194	base $169	+0.5pp $143	+1.0pp $117

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $99,000 Active 8 DOM
2. 2026-06-17
   days on market $99,000 Active 7 DOM
3. 2026-06-16
   days on market $99,000 Active 6 DOM
4. 2026-06-15
   days on market $99,000 Active 5 DOM
5. 2026-06-15
   days on market $99,000 Active 4 DOM
6. 2026-06-13
   days on market $99,000 Active 3 DOM
7. 2026-06-12
   remarks 352-char remark
8. 2026-06-12
   listed $99,000 Active 2 DOM

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$455/yr (+$38/mo · 49.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 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: $12,243
• − Mortgage interest: −$5,546
• − Property taxes: −$921
• − Insurance: −$495
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,880
• Taxable income: $443
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $1,920/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: Fennimore Community School District
• NCES district ID: 5504590
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 42% ▼ -14.00%
• Median HH income: $48,898
• Composite: 35.64/100
• National rank: #4883
• State rank: #139 of 342 in WI

Livability — Fennimore

• Score: 80/100
• State rank: #61
• US rank: #1676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fennimore, WI
• Population (ZIP): 4,701

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Portuguese 9% Polish 3% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5% 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: ▲ 4.43%
• Current HPI: 204.5404
• 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

+90.4% since first listed

2 events — show timeline

• 2026-06-09 Listed $99,000 SCWMLS
• 2023-01-09 Sold (Public Records) $52,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $921 · -18.0% YoY. Source: county tax records.