9608 400th Ave · Randall, WI 53128

$625,000

3 bd · 2.5 ba · 2,788 sqft · SingleFamily public records · 8 Days on market

Built 1992 0.60 ac lot Est $516k · 21% over

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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).

• Cash flow +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 3 bedroom, 2.5 bath home sits on over a half an acre located near the Nippersink Country Club. Many new updates in the last few years include; Whirlpool Stainless steel appliances, Hardwood floors Exterior paint, mechanicals, roof, radon mediation and much more! Inside features new carpet and paint. Plus the finished basement, 4 Season room, and the heated garage provide even more living space! This home is well maintained and ready for you to move right in. Great Location - in the Randall School district, close to Lake Benedict & Powers Lake

Key facts

• 0.6 acre lot
• 2 garage spots
• Built 1992

Property features AI

Finance

• Other: Zoning: R-5; Subdivision: Nippersink Estates; Lot size approximately 0.6 acres (about 1/2 to 1 acre)

Exterior

• Parking: Attached heated garage with opener; Garage accommodates 2 cars (2.5 total garage parking spaces listed)
• Utilities: Well water; Private septic system
• Home design: Single-family, 2-story home; Estimated 2,501+ square feet
• Construction: Assessor/public record year built; Poured concrete foundation
• Exterior features: Wood exterior; Wooded lot; Garden shed / outbuilding

Interior

• Kitchen: Dishwasher; Oven/Range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Master bedroom on upper level; Second bedroom on upper level; Third bedroom on upper level
• Flooring: Wood floors; Ceramic tile in bath areas
• Bathrooms: Master bath with walk-in shower; Ceramic tile bath; Tub-only bath; Two full bathrooms and one half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Water softener (seller leased); Cable/satellite available; High-speed internet; Walk-in closets; Wood floors; Finished full basement with poured concrete and sump pump
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $625k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Wilmot Uhs School District (rural): math 32% / reading 48% proficiency, ranked #138 of 342 in WI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Randall Consolidated School (math 39% / reading 36%, grade F, #560 of 1,041 statewide, top 54%, 625 students, 28% FRL); Wilmot High (math 32% / reading 48%, grade F, #92 of 483 statewide, top 19%, 949 students, 0% FRL).
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 259 units permitted in Kenosha County in 2024 (8 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 $19k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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.
• Current owner paid $289k; list at $625k implies a 116% gain — meaningful room to come down on a strong offer.

Recommended offer $625,000

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. 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?
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: 1.01% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $515,780
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9435 402nd Ave	0.21mi	3/2.0	2,715 (-3%)	10mo	$575,000	$212	75
39910 97th St	0.11mi	4/3.0 (+1)	2,705 (-3%)	14mo	$210,000	$78	71
9499 402nd Ave	0.15mi	4/2.0 (+1)	2,508 (-10%)	2mo	$425,000	$169	68
9111 400th Ct	0.57mi	3/2.0	2,684 (-4%)	10mo	$735,000	$274	57
9612 401st Ave	0.09mi	3/3.0	2,430 (-13%)	20mo	$450,000	$185	56

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-39,383
• Equity at exit: $93,190

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $45,139
• Equity at exit: $54,039

Cash invested: $175,000 (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 53128

• Home prices YoY: -6.8%
• Active inventory: 41
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $6,307 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$471 /mo · $5,655/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,324
• Net cashflow: $973

Break-even live

Break-even rent $5,075

Max offer price $625,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,327	-5% $1,150	+0% $973	+5% $796	+10% $619
Rent	-10% $475	-5% $724	+0% $973	+5% $1,222	+10% $1,472
Rate	-1.0pp $1,288	-0.5pp $1,132	base $973	+0.5pp $811	+1.0pp $647

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: $156,250
• Closing costs: $18,750
• 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	14d	1	0.59mi

Listing history 8 events

1. 2026-06-21
   days on market $625,000 Contingent 8 DOM
2. 2026-06-21
   statusdays on market $625,000 Contingent 7 DOM
3. 2026-06-18
   days on market $625,000 Active 5 DOM
4. 2026-06-17
   days on market $625,000 Active 4 DOM
5. 2026-06-16
   days on market $625,000 Active 3 DOM
6. 2026-06-15
   days on market $625,000 Active 2 DOM
7. 2026-06-15
   remarks 699-char remark
8. 2026-06-15
   listed $625,000 Active 1 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: $5,655 · $471/mo
• Projected year-2 tax: $8,609 · $717/mo
• Expected delta: +$2,954/yr (+$246/mo · 52.2%)

ⓘ 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 ≥102°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: −$35,010
• − Property taxes: −$5,655
• − Insurance: −$3,125
• − Repairs & maintenance: −$6,055
• − Management: −$6,055
• − Depreciation: −$18,182
• Taxable income: $1,603
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $11,295/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: Wilmot Uhs School District
• NCES district ID: 5516770
• Math proficiency: 32% ▲ 2.00%
• Reading proficiency: 48% ▲ 6.00%
• Median HH income: $62,783
• Composite: 35.65/100
• National rank: #4881
• State rank: #138 of 342 in WI

Livability — Randall

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Powers Lake, WI
• Population (ZIP): 8,985

Population outlook (Kenosha County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 174,923 · +0.5%
• By 2040: 173,895 · -0.1%
• By 2050: 170,102 · -2.3%
• By 2075: 162,952 · -6.4%
• By 2100: 154,781 · -11.1%

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 · Kenosha

• 2024 margin: Lean R (+6.2) · D 46.2% · R 52.5% · Other 1.3%
• 2008→2024 swing: -24.3pp toward R · 2008: 18.1pp · 2024: -6.2pp
• All cycles: 2024: R+6.2 2020: R+3.1 2016: R+0.3 2012: D+12.3 2008: D+18.1

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

+222.2% since first listed

22 events — show timeline

• 2026-06-13 Listed $625,000 METROMLS
• 2019-03-27 Sold (Public Records) $289,000 Public Records
• 2019-03-15 Sold (MLS) $299,000 METROMLS
• 2019-01-13 Contingent — METROMLS
• 2019-01-01 Listed $299,000 METROMLS
• 2018-12-19 Listing Removed — METROMLS
• 2018-12-19 Listing Removed — MRED as Distributed by MLS Grid
• 2018-10-28 Price Changed — MRED as Distributed by MLS Grid
• 2018-10-18 Price Changed $299,900 METROMLS
• 2018-09-27 Listed — MRED as Distributed by MLS Grid
• 2018-09-25 Listed $314,900 METROMLS
• 2018-09-24 Listing Removed — METROMLS
• 2018-09-23 Listing Removed — MRED as Distributed by MLS Grid
• 2018-08-09 Price Changed — MRED as Distributed by MLS Grid
• 2018-08-08 Price Changed $314,900 METROMLS
• 2018-06-07 Listed $324,900 METROMLS
• 2018-06-07 Listed — MRED as Distributed by MLS Grid
• 2013-12-18 Listing Removed — METROMLS
• 2013-12-18 Listed $269,900 METROMLS
• 2013-12-13 Sold (Public Records) $267,000 Public Records
• 2013-12-13 Sold (MLS) $267,000 METROMLS
• 2001-08-02 Sold (Public Records) $194,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,655 · +9.9% YoY. Source: county tax records.