700 Meadow Park Dr · Clinton, WI 53525

$525,000

8 bd · 4.8 ba · — sqft · MultiFamily · 30 Days on market

Built 1989 Good condition 0.69 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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Great opportunity to own a 4 unit with great rental history. New roof in 2025 as well as several updates to utilities in several units. All buyers must be pre-approved to view the units

Key facts

• Rental history
• Updates to utilities
• New roof

Tags

• NEW ROOF
• RENTAL HISTORY
• UPDATES TO UTILITIES

Property features AI

Finance

• Financial info: Four-unit investment property

Exterior

• Parking: On-site outdoor parking; Attached 1-car garage
• Utilities: Municipal water; Municipal sewer; Separate electric meters; Separate gas meters
• Home design: Multi-family apartment building; 2-story building
• Construction: Building constructed with wood exterior
• Exterior features: Wood exterior

Interior

• Bedrooms: Four units with two bedrooms each (each unit has 2 bedrooms)
• Bathrooms: Each unit has at least one full bathroom; two units include an additional half bath
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Full poured concrete basement

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.2-bath units multifamily listed at $525k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive. Per door: $190/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $517k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#470 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Clinton Community School District (rural): math 28% / reading 32% proficiency, ranked #260 of 342 in WI (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clinton Elementary (math 47% / reading 37%, grade F, #433 of 1,041 statewide, top 46%, 532 students, 42% FRL); Clinton Senior High (math 12% / reading 22%, grade F, #400 of 483 statewide, top 85%, 355 students, 37% FRL).
• Market conditions: 12 active listings in the ZIP; 629 units permitted in Rock County in 2024 (263 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.
• Rock County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 $517,125 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 7.9

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-36,515
• Equity at exit: $78,279

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $30,962
• Equity at exit: $45,392

Cash invested: $147,000 (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 53525

• Home prices YoY: -14.3%
• Active inventory: 12
• Price-to-rent: 31.5×

Monthly cashflow live

• Estimated rent: $5,556 medium
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,167
• Net cashflow: $761

Break-even live

Break-even rent $4,593

Max offer price $525,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,124	-5% $942	+0% $761	+5% $580	+10% $398
Rent	-10% $322	-5% $542	+0% $761	+5% $981	+10% $1,200
Rate	-1.0pp $1,025	-0.5pp $895	base $761	+0.5pp $625	+1.0pp $487

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.2	$5,556
Total (4 units)			$5,556

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $525,000 Active 30 DOM
2. 2026-06-18
   days on market $525,000 Active 29 DOM
3. 2026-06-17
   days on market $525,000 Active 28 DOM
4. 2026-06-16
   days on market $525,000 Active 27 DOM
5. 2026-06-15
   days on market $525,000 Active 26 DOM
6. 2026-06-14
   days on market $525,000 Active 24 DOM
7. 2026-06-13
   days on market $525,000 Active 23 DOM
8. 2026-06-10
   days on market $525,000 Active 21 DOM
9. 2026-06-09
   days on market $525,000 Active 20 DOM
10. 2026-06-08
    days on market $525,000 Active 19 DOM
11. 2026-06-07
    days on market $525,000 Active 18 DOM
12. 2026-06-05
    days on market $525,000 Active 15 DOM
13. 2026-06-03
    days on market $525,000 Active 14 DOM
14. 2026-06-02
    days on market $525,000 Active 13 DOM
15. 2026-06-01
    days on market $525,000 Active 12 DOM
16. 2026-05-31
    days on market $525,000 Active 11 DOM
17. 2026-05-30
    pricedays on market $525,000 Active 10 DOM
18. 2026-05-20
    listed $550,000 Active
19. 2024-07-24
    historical $1,000
20. 2024-07-03
    listed $1,000
21. 2024-03-14
    historical $985
22. 2024-01-05
    price $985
23. 2023-11-17
    listed $1,025

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

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 ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,672
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,334
• − Management: −$5,334
• − Depreciation: −$15,273
• Taxable income: $824
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $8,935/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 · 1 photo

Good 75/100 Cosmetic rehab

This 4-unit property is in good condition with a new roof and minimal maintenance needed. Painting the exterior and cleaning the driveway would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean driveway — Improves first impression and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean driveway — Improves first impression and functionality ↑

ⓘ 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: Clinton Community School District
• NCES district ID: 5502640
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $59,932
• Composite: 27.15/100
• National rank: #7031
• State rank: #260 of 342 in WI

Livability — Clinton

• Score: 66/100
• State rank: #470
• US rank: #11893

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: Clinton, WI
• Population (ZIP): 4,083

Population outlook (Rock County) Hauer SSP2

• Today (2025): 163,403 people
• By 2030: 162,815 · -0.4%
• By 2040: 158,655 · -2.9%
• By 2050: 151,235 · -7.4%
• By 2075: 131,901 · -19.3%
• By 2100: 108,665 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 9% Romanian 4% Iranian 4%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Rock

• 2024 margin: Lean D (+7.3) · D 52.9% · R 45.6% · Other 1.4%
• 2008→2024 swing: -22.0pp toward R · 2008: 29.3pp · 2024: 7.3pp
• All cycles: 2024: D+7.3 2020: D+11.2 2016: D+10.5 2012: D+23.2 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.70%
• Current HPI: 256.7184
• 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

+53558.5% since first listed

6 events — show timeline

• 2026-05-20 Listed $550,000 SCWMLS
• 2024-07-24 Rental Removed $1,000 APPFOLIO
• 2024-07-03 Listed for Rent $1,000 APPFOLIO
• 2024-03-14 Rental Removed $985 APPFOLIO
• 2024-01-05 Price Changed $985 APPFOLIO
• 2023-11-17 Listed for Rent $1,025 APPFOLIO