1139A S Buttercup Ct · Big Flats, WI 53934

$139,900

2 bd · 2.0 ba · 1,418 sqft · SingleFamily · 106 Days on market

Built 1972 Fair condition 0.76 ac lot $99/sqft · 50% below area ↓ 20% since listing

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is perfect for storing your toys, and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!, Due to age of mobile - Cash purchase only Home may come furnished if desired. Most garage and shed items to remain with the property upon closing.

Key facts

• Three-seasons room
• Over-sized garage
• Storage shed

Tags

• THREE-SEASONS ROOM
• BLOCK FOUNDATION CELLAR
• OVER-SIZED GARAGE
• STORAGE SHED
• FISH SHACK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Adams-Friendship Area School District (rural): math 22% / reading 19% proficiency, ranked #331 of 342 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 91 active listings in the ZIP; 126 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Adams County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $280,000
• List price: $139,900
• Delta: -50.04%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1119A S Buttercup Ct	0.19mi	3/2.0 (+1)	1,488 (+5%)	1mo	$232,000	$156	77

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-9,595
• Equity at exit: $20,860

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $8,544
• Equity at exit: $12,096

Cash invested: $39,172 (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 53934

• Home prices YoY: -26.5%
• Active inventory: 91
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $205

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 81%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $139,900 Active 106 DOM
2. 2026-06-17
   days on market $139,900 Active 105 DOM
3. 2026-06-16
   days on market $139,900 Active 104 DOM
4. 2026-06-15
   days on market $139,900 Active 103 DOM
5. 2026-06-14
   days on market $139,900 Active 101 DOM
6. 2026-06-13
   days on market $139,900 Active 100 DOM
7. 2026-06-10
   days on market $139,900 Active 98 DOM
8. 2026-06-09
   days on market $139,900 Active 97 DOM
9. 2026-06-08
   days on market $139,900 Active 96 DOM
10. 2026-06-07
    days on market $139,900 Active 95 DOM
11. 2026-06-03
    days on market $139,900 Active 91 DOM
12. 2026-06-02
    days on market $139,900 Active 90 DOM
13. 2026-06-01
    days on market $139,900 Active 89 DOM
14. 2026-05-31
    days on market $139,900 Active 88 DOM
15. 2026-05-31
    days on market $139,900 Active 87 DOM
16. 2026-04-12
    price $139,900 686-char remark

    Show marketing remark (536 chars)

    Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is ideal for storing your toys; and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!

17. 2026-04-12
    price $139,900 536-char remark

    Show marketing remark (536 chars)

    Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is ideal for storing your toys; and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!

18. 2026-04-12
    status Active 536-char remark

    Show marketing remark (536 chars)

    Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is ideal for storing your toys; and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!

19. 2026-04-11
    status Active 686-char remark

    Show marketing remark (686 chars)

    Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is perfect for storing your toys, and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!, Due to age of mobile - Cash purchase only Home may come furnished if desired. Most garage and shed items to remain with the property upon closing.

20. 2026-03-27
    historical Contingent 686-char remark

    Show marketing remark (536 chars)

    Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is ideal for storing your toys; and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!

21. 2026-03-27
    historical Offer Show 536-char remark

    Show marketing remark (536 chars)

    Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is ideal for storing your toys; and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!

22. 2026-03-05
    status Active 686-char remark

    Show marketing remark (686 chars)

    Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is perfect for storing your toys, and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!, Due to age of mobile - Cash purchase only Home may come furnished if desired. Most garage and shed items to remain with the property upon closing.

23. 2026-03-04
    listed $174,900 Active 536-char remark

    Show marketing remark (536 chars)

    Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is ideal for storing your toys; and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!

24. 2026-02-25
    historical 686-char remark

    Show marketing remark (686 chars)

    Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is perfect for storing your toys, and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!, Due to age of mobile - Cash purchase only Home may come furnished if desired. Most garage and shed items to remain with the property upon closing.

25. 2026-02-23
    listed $174,900 686-char remark

    Show marketing remark (686 chars)

    Looking for full time living or a country retreat? Here it is! This property has been well loved and features many updates such as electrical and new windows. The three-seasons room is great for relaxing summer evenings and the block foundation cellar offers storage space or protection on those scary, stormy nights. The over-sized garage is perfect for storing your toys, and if that wasn't enough space, there is an additional storage shed with attached "fish shack". Bring your dreams to reality in this cozy little respite!, Due to age of mobile - Cash purchase only Home may come furnished if desired. Most garage and shed items to remain with the property upon closing.

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,799
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$4,070
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,400/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Repainting, replacing windows, and landscaping improvements are key areas for investment.

Repairs flagged

• Major Exterior siding — Weathered and may need repainting.
• Major Roof — May need inspection for any damage or wear.
• Major Windows — May need replacement or repair for energy efficiency and appearance.
• Major Exterior paint — Weathered and may need repainting for curb appeal.
• Major Landscaping — Minimal and may need improvement for better curb appeal.

Value-add opportunities

• Both Paint interior walls — Improves appearance and energy efficiency.
• Both Replace windows — Enhances energy efficiency and curb appeal.
• Both Landscaping improvements — Enhances curb appeal and property value.
• Both HVAC service — Ensures system is functioning properly and energy efficient.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and may need repainting.	Major	$15,000–50,000
Roof · May need inspection for any damage or wear.	Major	$15,000–50,000
Windows · May need replacement or repair for energy efficiency and appearance.	Major	$15,000–50,000
Exterior paint · Weathered and may need repainting for curb appeal.	Major	$15,000–50,000
Landscaping · Minimal and may need improvement for better curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint interior walls — Improves appearance and energy efficiency. ↑
• Both Replace windows — Enhances energy efficiency and curb appeal. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both HVAC service — Ensures system is functioning properly and energy efficient. ↑

ⓘ 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: Adams-Friendship Area School District
• NCES district ID: 5500060
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,165
• Composite: 17.22/100
• National rank: #9100
• State rank: #331 of 342 in WI

Livability — Big Flats

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

Census & demographics

• Population (ZIP): 4,404

Population outlook (Adams County) Hauer SSP2

• Today (2025): 18,560 people
• By 2030: 17,523 · -5.6%
• By 2040: 14,888 · -19.8%
• By 2050: 12,359 · -33.4%
• By 2075: 8,662 · -53.3%
• By 2100: 6,000 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 11% Portuguese 8% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Adams

• 2024 margin: Strong R (+25.8) · D 34.6% · R 60.4% · Other 5.0%
• 2008→2024 swing: -44.2pp toward R · 2008: 18.3pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+25.7 2016: R+21.8 2012: D+8.7 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.94%
• Current HPI: 268.5442
• 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

-20.0% since first listed

10 events — show timeline

• 2026-04-12 Price Changed $139,900 CWMLS
• 2026-04-12 Price Changed $139,900 SCWMLS
• 2026-04-12 Relisted — SCWMLS
• 2026-04-11 Relisted — CWMLS
• 2026-03-27 Contingent — CWMLS
• 2026-03-27 Contingent — SCWMLS
• 2026-03-05 Relisted — CWMLS
• 2026-03-04 Listed $174,900 SCWMLS
• 2026-02-25 Listing Removed — CWMLS
• 2026-02-23 Listed $174,900 CWMLS