514 W Benton St · Tomah, WI 54460

$195,000

4 bd · 2.0 ba · 2,070 sqft · SingleFamily · 823 Days on market

Built 1900 8,276 sqft lot $94/sqft · 13% below area Est $225k · 13% under

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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).

• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks MLS

MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (31.0% below list).
• Recommended offer: $135k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.6% in Tomah — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#83 in WI, #2,189 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F.
• Tomah Area School District (town): math 27% / reading 28% proficiency, ranked #293 of 342 in WI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Miller Elementary (math 32% / reading 27%, grade F, #705 of 1,041 statewide, top 71%, 250 students, 52% FRL); Tomah Middle (math 28% / reading 29%, grade F, #282 of 383 statewide, top 76%, 676 students, 46% FRL); Tomah High (math 11% / reading 25%, grade F, #397 of 483 statewide, top 82%, 868 students, 41% FRL).
• Market conditions: 4 active listings in the ZIP; 93 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 823 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,633 (31.0% 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 823 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.69% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 12.1

CMA / ARV

• ARV (median comp): $224,589
• List price: $195,000
• Delta: -13.17%
• 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
536 W Benton St	0.06mi	4/2.0	1,960 (-5%)	16mo	$275,000	$140	75
522 W Foster St	0.21mi	3/1.0 (-1)	2,200 (+6%)	2mo	$204,000	$93	69
617 Hollister Ave	0.33mi	5/2.0 (+1)	2,180 (+5%)	8mo	$185,000	$85	64
716 Lake St	0.28mi	4/1.5	1,840 (-11%)	3mo	$242,000	$132	64
316 Kilbourn Ave	0.37mi	4/2.0	2,100 (+1%)	20mo	$216,500	$103	64
505 Circle St	0.52mi	5/2.0 (+1)	2,040 (-1%)	7mo	$280,000	$137	63
312 W Lacrosse St	0.49mi	3/2.5 (-1)	2,176 (+5%)	15mo	$254,900	$117	49
512 Circle St	0.55mi	3/2.5 (-1)	2,196 (+6%)	10mo	$310,000	$141	49
315 W Foster St	0.21mi	3/1.5 (-1)	1,850 (-11%)	21mo	$245,000	$132	48
832 Hollister Ave	0.56mi	5/1.5 (+1)	1,950 (-6%)	15mo	$197,000	$101	45
213 W Juneau St	0.66mi	3/2.0 (-1)	2,010 (-3%)	20mo	$254,000	$126	42
1004 Kilbourn Ave	0.65mi	3/1.5 (-1)	1,761 (-15%)	12mo	$237,500	$135	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $88,407
• Equity at exit: $175,671

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $274,387
• Equity at exit: $378,842

Cash invested: $54,600 (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 54460

• Home prices YoY: 4.5%
• Active inventory: 4
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$239 /mo · $2,873/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-280

Break-even live

Break-even rent $1,700

Max offer price $145,594

Occupancy floor —

Sensitivity live

Price	-10% $-169	-5% $-224	+0% $-280	+5% $-335	+10% $-390
Rent	-10% $-386	-5% $-333	+0% $-280	+5% $-226	+10% $-173
Rate	-1.0pp $-181	-0.5pp $-230	base $-280	+0.5pp $-330	+1.0pp $-382

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $195,000 Active 823 DOM
2. 2026-06-18
   days on market $195,000 Active 820 DOM
3. 2026-06-17
   days on market $195,000 Active 819 DOM
4. 2026-06-16
   days on market $195,000 Active 818 DOM
5. 2026-06-15
   days on market $195,000 Active 817 DOM
6. 2026-06-14
   days on market $195,000 Active 815 DOM
7. 2026-06-10
   days on market $195,000 Active 812 DOM
8. 2026-06-09
   days on market $195,000 Active 811 DOM
9. 2026-06-08
   days on market $195,000 Active 810 DOM
10. 2026-06-07
    days on market $195,000 Active 809 DOM
11. 2026-06-05
    days on market $195,000 Active 806 DOM
12. 2026-06-03
    days on market $195,000 Active 805 DOM
13. 2026-06-02
    days on market $195,000 Active 804 DOM
14. 2026-06-01
    days on market $195,000 Active 803 DOM
15. 2026-05-31
    days on market $195,000 Active 802 DOM
16. 2026-05-31
    days on market $195,000 Active 801 DOM
17. 2026-04-18
    status Active 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

18. 2026-03-27
    historical Offer Show 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

19. 2025-08-15
    status Active 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

20. 2025-05-01
    historical Offer Show 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

21. 2025-04-13
    price $195,000 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

22. 2025-03-07
    price $204,000 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

23. 2024-07-20
    price $209,000 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

24. 2024-06-19
    price $213,000 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

25. 2024-04-23
    price $218,000 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

26. 2024-03-28
    price $228,000 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

27. 2024-03-20
    listed $235,000 Active 593-char remark

    Show marketing remark (593 chars)

    MOTIVATED SELLER! Welcome to your new home in the charming town of Tomah, WI! This spacious 4 bedroom, 2 bathroom house is perfect for families looking for a cozy and convenient place to call home. The great room with vaulted ceilings is perfect for entertaining guests or simply relaxing after a long day. Located close to parks, schools, and shopping, this property offers the ideal combination of tranquility and convenience. Large yard for entertaining. Don't worry about parking as this home comes with a 2 car detached garage. New Furnace 1/2025, new metal roof over great room 10/2025.

28. 2022-08-01
    soldstatus $185,000

ⓘ 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: $2,873 · $239/mo
• Projected year-2 tax: $3,240 · $270/mo
• Expected delta: +$367/yr (+$31/mo · 12.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $16,156
• − Mortgage interest: −$10,923
• − Property taxes: −$2,873
• − Insurance: −$975
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$5,673
• Taxable loss: −$6,873
• Est. tax savings @ 24.0%: +$1,649
• After-tax cash flow: $-1,707/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: Tomah Area School District
• NCES district ID: 5514910
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $50,063
• Composite: 24.14/100
• National rank: #7747
• State rank: #293 of 342 in WI

Livability — Tomah

• Score: 79/100
• State rank: #83
• US rank: #2189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tomah, WI
• City population: 16,124
• Population (ZIP): 2,636

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 45,682 people
• By 2030: 45,187 · -1.1%
• By 2040: 43,768 · -4.2%
• By 2050: 41,596 · -8.9%
• By 2075: 35,555 · -22.2%
• By 2100: 28,278 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 6% Romanian 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 84% English-only · German/W. Germanic 12% Spanish 3%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+26.1) · D 36.3% · R 62.5% · Other 1.2%
• 2008→2024 swing: -34.1pp toward R · 2008: 8.0pp · 2024: -26.1pp
• All cycles: 2024: R+26.1 2020: R+23.6 2016: R+22.5 2012: R+0.7 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.11%
• Current HPI: 233.4974
• 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

+5.4% since first listed

12 events — show timeline

• 2026-04-18 Relisted — SCWMLS
• 2026-03-27 Contingent — SCWMLS
• 2025-08-15 Relisted — SCWMLS
• 2025-05-01 Contingent — SCWMLS
• 2025-04-13 Price Changed $195,000 SCWMLS
• 2025-03-07 Price Changed $204,000 SCWMLS
• 2024-07-20 Price Changed $209,000 SCWMLS
• 2024-06-19 Price Changed $213,000 SCWMLS
• 2024-04-23 Price Changed $218,000 SCWMLS
• 2024-03-28 Price Changed $228,000 SCWMLS
• 2024-03-20 Listed $235,000 SCWMLS
• 2022-08-01 Sold (Public Records) $185,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,873 · +2.1% YoY. Source: county tax records.