6219 S Highway 51 Unit L275 · Janesville, WI 53546

$37,500

3 bd · 1.5 ba · 1,036 sqft · SingleFamily · 8 Days on market

Built 1985 Average condition 435 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and priced to sell! This charming 1983 single-wide in friendly, all-ages Rockvale community has been loved and updated where it counts: NEW metal roof ( 4 yrs), newer windows, updated electrical, fresh flooring, and a brand-new shower with transferable lifetime warranty. Cozy 3-bed, 1.5-bath layout ( 1,036 sq ft), forced-air gas heat, two wall A/C units. Bonus: a wired 220V shed/man cave perfect for projects, hobbies or a workshop! Lot rent INCLUDES water, sewer, trash & taxes - no surprise bills here. Pet-friendly park minutes from downtown Janesville, shopping, dining and I-90 for easy commutes. Whether you're a first-time buyer, downsizing, or want a smart low-mainten

Key facts

• Built 1985
• Listed 7 days

Property features AI

Finance

• Other: Zoned residential; Municipality: Town of Rock; School district: Janesville

Exterior

• Parking: Carport
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home; One-story; Estimated finished above-grade area in the 1001–1250 sq ft range; Built/owned information provided by owner; Located in Rockvale Mobile Home Community
• Construction: Wood exterior
• Exterior features: Deck; Storage building / shed (described as shed/man cave)

Interior

• Kitchen: Range/oven; Refrigerator (replacement provided); Dishwasher; Microwave
• Bedrooms: Master bedroom on main level (13 x 13); Second bedroom on main level (13 x 12); Third bedroom on main level (8 x 11)
• Bathrooms: One full bathroom; One half bathroom; At least one tub; no master bathroom
• Heating & cooling: Forced air heating (natural gas); Wall A/C (two wall units included)
• Interior features: High speed internet
• Laundry & utility: Washer; Dryer (currently on porch; seller may leave a dryer)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $38k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Cap rate 40.8% vs local median 2.7% in Janesville — 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 78/100 on livability (#101 in WI, #2,663 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Janesville School District (urban): math 31% / reading 35% proficiency, ranked #254 of 342 in WI (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; solid renter incomes; 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 $259 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $37,500

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: 4.51% ✓
• Cap rate: 40.79%
• Cash-on-cash: 123.19%
• DSCR: 6.48
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $205,128
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6116 S U.s. Highway 51	0.13mi	2/1.0 (-1)	1,008 (-3%)	5mo	$200,000	$198	78

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: —
• Equity multiple: 6.96×
• Total profit: $62,601
• Equity at exit: $5,591

10-year hold

• IRR: —
• Equity multiple: 14.62×
• Total profit: $143,017
• Equity at exit: $3,242

Cash invested: $10,500 (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 53546

• Active inventory: 49
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $1,078

Break-even live

Break-even rent $328

Max offer price $37,500

Occupancy floor 31%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $37,500 Active 8 DOM
2. 2026-06-18
   days on market $37,500 Active 7 DOM
3. 2026-06-17
   days on market $37,500 Active 6 DOM
4. 2026-06-16
   days on market $37,500 Active 5 DOM
5. 2026-06-15
   days on market $37,500 Active 4 DOM
6. 2026-06-14
   days on market $37,500 Active 2 DOM
7. 2026-06-13
   remarks 695-char remark
8. 2026-06-13
   listed $37,500 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $20,310
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$188
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$1,091
• Taxable income: $13,119
• Est. tax owed @ 24.0%: −$3,148
• After-tax cash flow: $9,786/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 · 13 photos

Average 55/100 Moderate rehab

The home is in average condition with some wear and tear. It requires minor repairs and maintenance, but has good systems and a good roof. Upgrades to the interior walls and landscaping would significantly increase its value.

Repairs flagged

• Minor paint peeling on interior walls — Peeling paint indicates wear and tear
• Moderate landscaping — Some landscaping needs attention

Value-add opportunities

• Both painting interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — Improved landscaping increases curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint peeling on interior walls · Peeling paint indicates wear and tear	Minor	$500–3,000
landscaping · Some landscaping needs attention	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both painting interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — Improved landscaping increases curb appeal and property value ↑

ⓘ 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: Janesville School District
• NCES district ID: 5507020
• Math proficiency: 31% ▼ -3.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $47,805
• Composite: 28.47/100
• National rank: #6744
• State rank: #254 of 342 in WI

Livability — Janesville

• Score: 78/100
• State rank: #101
• US rank: #2663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rock County · 135,428 people
• City population: 44,619
• Metro: Janesville-Beloit, WI
• Population (ZIP): 29,867
• Household income: $75,825
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 778.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 11% Romanian 4% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 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: ▼ -287.36%
• Current HPI: 249.6436
• Rent YoY: —
• Metro: Janesville-Beloit, WI
• 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

1 event — show timeline

• 2026-06-11 Listed $37,500 SCWMLS