343 Lincoln Ave · Rio, WI 53960

$120,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily · 1 Days on market

0.35 ac 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 +21.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +6.4/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the potential of this 3-bedroom, 2-bath home ideally situated in the heart of the village?just steps from the schools, library, downtown and Fireman's Park. Enjoy easy walks to all your daily destinations. The spacious lot provides ample room for outdoor activities or garage options. Roof was new within 10 years. With a little effort, you can transform this property and immediately start building valuable equity.

Key facts

• Garage options
• Steps from downtown
• Spacious lot

Tags

• STEPS FROM THE SCHOOLS
• STEPS FROM THE LIBRARY
• STEPS FROM DOWNTOWN
• STEPS FROM FIREMAN'S PARK
• SPACIOUS LOT
• GARAGE OPTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 66/100 on livability (#472 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Rio Community School District (rural): math 35% / reading 35% proficiency, ranked #301 of 426 in WI (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rio Elementary (math 47% / reading 42%, grade F, #372 of 1,041 statewide, top 40%, 170 students, 37% FRL); Rio Middle/High (math 17% / reading 37%, grade F, #260 of 483 statewide, top 58%, 190 students, 36% FRL).
• Market conditions: 9 active listings in the ZIP; 219 units permitted in Columbia County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Columbia County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $120,000

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: 1.14% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $249,900
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
343 Lincoln Ave	0.00mi	3/2.0	1,700 (0%)	1mo	$100,000	$59	99
336 Lincoln Ave	0.04mi	3/2.0	1,650 (-3%)	12mo	$205,000	$124	84
411 Roosevelt St	0.13mi	3/1.5	1,653 (-3%)	8mo	$177,000	$107	81
535 Ronald Lee Cir	0.36mi	3/2.0	1,676 (-1%)	12mo	$250,000	$149	71
531 Ronald Lee Cir	0.35mi	3/2.0	1,748 (+3%)	20mo	$240,000	$137	62
550 Ronald Lee Cir	0.38mi	3/2.0	1,624 (-4%)	15mo	$240,000	$148	62
114 W Lyons St	0.04mi	2/1.0 (-1)	1,553 (-9%)	16mo	$228,500	$147	62
545 Ronald Lee Cir	0.38mi	3/2.0	1,805 (+6%)	23mo	$255,000	$141	53
421 Ridgeway Dr	0.45mi	3/2.0	1,612 (-5%)	24mo	$447,500	$278	50
135 Columbia St	0.35mi	3/2.0	1,902 (+12%)	20mo	$344,000	$181	47
108 Locust St	0.40mi	3/2.5	1,480 (-13%)	22mo	$275,000	$186	39

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: 28.9%
• Equity multiple: 3.28×
• Total profit: $76,731
• Equity at exit: $108,106

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $217,197
• Equity at exit: $233,134

Cash invested: $33,600 (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 53960

• Home prices YoY: 7.3%
• Active inventory: 9
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$224 /mo · $2,688/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $178

Break-even live

Break-even rent $1,143

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $245	-5% $212	+0% $178	+5% $144	+10% $110
Rent	-10% $69	-5% $124	+0% $178	+5% $232	+10% $286
Rate	-1.0pp $238	-0.5pp $208	base $178	+0.5pp $146	+1.0pp $115

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-25
   status Pending
2. 2026-04-24
   listed $120,000 Active
3. 2005-09-01
   soldstatus $119,000

ⓘ 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: $2,688 · $224/mo
• Projected year-2 tax: $2,688 · $224/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 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: $16,418
• − Mortgage interest: −$6,722
• − Property taxes: −$2,688
• − Insurance: −$600
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,491
• Taxable income: $290
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $2,061/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: Rio Community School District
• NCES district ID: 5512990
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 35% ▼ -1.00%
• Median HH income: $58,589
• Composite: 33.8/100
• National rank: #10391
• State rank: #301 of 426 in WI

Livability — Rio

• Score: 66/100
• State rank: #472
• US rank: #11935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio, WI
• Population (ZIP): 3,235

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 56,322 people
• By 2030: 55,530 · -1.4%
• By 2040: 53,204 · -5.5%
• By 2050: 50,388 · -10.5%
• By 2075: 44,799 · -20.5%
• By 2100: 38,207 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Portuguese 18% Romanian 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Columbia

• 2024 margin: Toss-up / Even · D 47.0% · R 51.6% · Other 1.3%
• 2008→2024 swing: -19.9pp toward R · 2008: 15.3pp · 2024: -4.6pp
• All cycles: 2024: R+4.6 2020: R+1.5 2016: R+2.2 2012: D+13.6 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.65%
• Current HPI: 403.77
• 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

+0.8% since first listed

3 events — show timeline

• 2026-04-25 Pending — SCWMLS
• 2026-04-24 Listed $120,000 SCWMLS
• 2005-09-01 Sold (Public Records) $119,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,688 · +4.0% YoY. Source: county tax records.