W187 Tombeau Blvd · Bloomfield, WI 53128

$539,000

4 bd · 3.0 ba · 2,820 sqft · Other · 29 Days on market

Built 1970 1.16 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Multiple Offers, Highest and Best offer deadline Monday, Sept. 2nd by 5pm * * * Investors and handy homeowners bring your ideas! 4 lots total. As-is home, inground pool, tennis courts and much more. Lots of potential here. Great opportunity!

Key facts

• Upscale kitchen
• In-ground pool
• Sauna shed

Tags

• 1 ACRE LOT
• UPSCALE KITCHEN
• FULL-SIZE TENNIS COURT
• SAUNA SHED
• IN-GROUND POOL
• CIRCLE DRIVEWAY

Property features AI

Exterior

• Utilities: Private well; Private septic system; Natural gas
• Home design: Bi-level single-family home; Estimated 2,501–3,000+ square feet; Located on over 1 acre (about 1.16 acres); Zoned residential
• Construction: Aluminum/steel siding; Full poured concrete basement with walk-out/outer door
• Exterior features: Deck; In-ground pool; Aluminum/steel exterior

Interior

• Kitchen: Kitchen island; Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom on main level, approximately 18 x 14; Second bedroom on lower level, approximately 22 x 11; Third bedroom on lower level, approximately 14 x 9; Fourth bedroom on lower level, approximately 11 x 9
• Flooring: Wood floors
• Bathrooms: Three full bathrooms; Master bath with tub
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cable/satellite available; High-speed internet available; Sauna; Cathedral/vaulted ceilings; Walk-in closets; Wood floors

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $539k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $539k).
• Recommended offer: $531k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.5% in Bloomfield — 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 64/100 on livability (#577 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 D-.
• Lake Geneva-Genoa City Uhs School District (town): math 27% / reading 35% proficiency, ranked #258 of 342 in WI (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Badger High (math 27% / reading 36%, grade F, #199 of 483 statewide, top 42%, 1,326 students, 34% FRL).
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 474 units permitted in Walworth County in 2024 (77 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $151k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($531k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $36k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $191k; list at $539k implies a 182% gain — meaningful room to come down on a strong offer.

Recommended offer $530,915 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.17% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $11,709
• Equity at exit: $80,367

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $137,492
• Equity at exit: $46,603

Cash invested: $150,920 (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 53128

• Home prices YoY: -6.8%
• Active inventory: 43
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $6,307 medium
• Mortgage (P&I): −$2,827
• Tax from tax record: −$375 /mo · $4,498/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,324
• Net cashflow: $1,557

Break-even live

Break-even rent $4,337

Max offer price $539,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,862	-5% $1,709	+0% $1,557	+5% $1,404	+10% $1,251
Rent	-10% $1,058	-5% $1,307	+0% $1,557	+5% $1,806	+10% $2,055
Rate	-1.0pp $1,828	-0.5pp $1,694	base $1,557	+0.5pp $1,417	+1.0pp $1,275

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40608 102nd Pl Unit 1374783P Genoa City, WI	3.0	2.0	1991	$6,307	$3.17	13d	1	0.30mi

Listing history 23 events

1. 2026-06-19
   days on market $539,000 Active 29 DOM
2. 2026-06-18
   days on market $539,000 Active 28 DOM
3. 2026-06-17
   days on market $539,000 Active 27 DOM
4. 2026-06-16
   days on market $539,000 Active 26 DOM
5. 2026-06-15
   days on market $539,000 Active 25 DOM
6. 2026-06-14
   days on market $539,000 Active 23 DOM
7. 2026-06-12
   pricedays on market $539,000 Active 22 DOM
8. 2026-06-09
   days on market $549,000 Active 19 DOM
9. 2026-06-08
   days on market $549,000 Active 18 DOM
10. 2026-06-07
    days on market $549,000 Active 17 DOM
11. 2026-06-05
    days on market $549,000 Active 14 DOM
12. 2026-06-03
    pricedays on market $549,000 Active 13 DOM
13. 2026-06-02
    days on market $559,900 Active 12 DOM
14. 2026-06-01
    days on market $559,900 Active 11 DOM
15. 2026-05-31
    days on market $559,900 Active 10 DOM
16. 2026-05-30
    days on market $559,900 Active 9 DOM
17. 2026-05-21
    listed $574,900 Active
18. 2024-09-20
    soldstatus $191,000 Sold 252-char remark

    Show marketing remark (252 chars)

    * * * Multiple Offers, Highest and Best offer deadline Monday, Sept. 2nd by 5pm * * * Investors and handy homeowners bring your ideas! 4 lots total. As-is home, inground pool, tennis courts and much more. Lots of potential here. Great opportunity!

19. 2024-09-04
    historical Contingent 252-char remark

    Show marketing remark (252 chars)

    * * * Multiple Offers, Highest and Best offer deadline Monday, Sept. 2nd by 5pm * * * Investors and handy homeowners bring your ideas! 4 lots total. As-is home, inground pool, tennis courts and much more. Lots of potential here. Great opportunity!

20. 2024-08-29
    listed $189,900 Active 252-char remark

    Show marketing remark (252 chars)

    * * * Multiple Offers, Highest and Best offer deadline Monday, Sept. 2nd by 5pm * * * Investors and handy homeowners bring your ideas! 4 lots total. As-is home, inground pool, tennis courts and much more. Lots of potential here. Great opportunity!

21. 2014-08-12
    listed $109,900 472-char remark

    Show marketing remark (472 chars)

    Fannie Mae Property! The selling points: Large home on a large lot. The drawback: You need a little more than elbow grease and a paintbrush to restore her to her fomer glory. Approx. 1.16 acres and 2300 square feet, 4 bedrooms, 3 baths and a possible inlaw quarters. Bring your ideas! Being sold in ''AS IS'' Condition, 100% tax proration, no survey, no disclosures, rm/lot sizes are approx, e/m cert funds. Property is approved for Homepath Financing/Renovation program.

22. 2014-08-12
    historical 472-char remark

    Show marketing remark (472 chars)

    Fannie Mae Property! The selling points: Large home on a large lot. The drawback: You need a little more than elbow grease and a paintbrush to restore her to her fomer glory. Approx. 1.16 acres and 2300 square feet, 4 bedrooms, 3 baths and a possible inlaw quarters. Bring your ideas! Being sold in ''AS IS'' Condition, 100% tax proration, no survey, no disclosures, rm/lot sizes are approx, e/m cert funds. Property is approved for Homepath Financing/Renovation program.

23. 2013-04-19
    soldstatus $104,875 472-char remark

    Show marketing remark (472 chars)

    Fannie Mae Property! The selling points: Large home on a large lot. The drawback: You need a little more than elbow grease and a paintbrush to restore her to her fomer glory. Approx. 1.16 acres and 2300 square feet, 4 bedrooms, 3 baths and a possible inlaw quarters. Bring your ideas! Being sold in ''AS IS'' Condition, 100% tax proration, no survey, no disclosures, rm/lot sizes are approx, e/m cert funds. Property is approved for Homepath Financing/Renovation program.

ⓘ 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: $4,498 · $375/mo
• Projected year-2 tax: $7,235 · $603/mo
• Expected delta: +$2,737/yr (+$228/mo · 60.9%)

ⓘ 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 ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,684
• − Mortgage interest: −$30,192
• − Property taxes: −$4,498
• − Insurance: −$2,695
• − Repairs & maintenance: −$6,055
• − Management: −$6,055
• − Depreciation: −$15,680
• Taxable income: $10,509
• Est. tax owed @ 24.0%: −$2,522
• After-tax cash flow: $16,156/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: Lake Geneva-Genoa City Uhs School District
• NCES district ID: 5507650
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $52,486
• Composite: 27.25/100
• National rank: #7013
• State rank: #258 of 342 in WI

Livability — Bloomfield

• Score: 64/100
• State rank: #577
• US rank: #14821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomfield, WI
• City population: 8,985
• Population (ZIP): 8,985

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 14% Two or more races 7%
• Hispanic origin (detail): Mexican 12% Cuban 2%
• Common ancestry: Romanian 9% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Russian/Polish/Slavic 2%

Political lean MEDSL · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.26%
• Current HPI: 307.4105
• 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

+448.2% since first listed

7 events — show timeline

• 2026-05-21 Listed $574,900 METROMLS
• 2024-09-20 Sold (MLS) $191,000 METROMLS
• 2024-09-04 Contingent — METROMLS
• 2024-08-29 Listed $189,900 METROMLS
• 2014-08-12 Listing Removed — METROMLS
• 2014-08-12 Listed $109,900 METROMLS
• 2013-04-19 Sold (MLS) $104,875 METROMLS

Property tax history

+0.9%/yr

Latest (2025): $4,498 · +4.9% YoY. Source: county tax records.