9608 400th Ave

Randall, WI 53128

$625,000D

3 bd · 2.5 ba · 2,788 sqft · Built 1992 · SingleFamily · Contingent · 8 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $6,307/mo
• Mortgage (P&I): −$3,278
• Tax + insurance: −$732
• HOA: −$0
• Vac / Maint / Mgmt: −$1,324
• Net cashflow: $973/mo
• Annual: $11,679/yr
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• 1% rule: 1.01%
• Cash to close: $175,000

Investor read

• This is a 3-bed/2.5-bath single-family listed at $625k.
• 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).
• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.