1201 County H Rd Unit B27 · Genoa City, WI 53128

$65,000

2 bd · 1.0 ba · 966 sqft · SingleFamily · 24 Days on market

Built 1970 0.25 ac lot $125/mo HOA · 6% of rent ↓ 26% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell, meticulously maintained, move in ready 2 bedroom home. Great detail has been completed of multiple upscale improvements that include flooring, walls, ceilings, cabinetry, light fixtures, windows, cedar closet, extra storage and much more! Plumbed for washer, dryer, water filtration system and water softener included. Lighted pavers lead you to your large patio, perennials, landscaped wooded yard and garden shed. Enjoy your private clubhouse, playground, outdoor inground Society pool. Private roads allow golf carts, great walking trails to multiple acres. Minutes from Lake Geneva, shopping, restaurants, conveniences, WI/IL borders for easy commute. Year round or vacation getaway.

Key facts

• Access to clubhouse
• Access to pool
• 0.25 acre lot

Tags

• ACCESS TO POOL
• ACCESS TO CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#265 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Lake Geneva-Genoa City Uhs School District (town): math 27% / reading 35% proficiency, ranked #258 of 342 in WI (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 474 units permitted in Walworth County in 2024 (77 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $35k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.12% ✓
• Cap rate: 25.28%
• Cash-on-cash: 67.82%
• DSCR: 4.02
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $269,514
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
462 Freeman St	0.50mi	3/1.0 (+1)	1,023 (+6%)	13mo	$285,000	$279	51

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: 67.3%
• Equity multiple: 4.03×
• Total profit: $55,091
• Equity at exit: $9,692

10-year hold

• IRR: 71.5%
• Equity multiple: 8.30×
• Total profit: $132,772
• Equity at exit: $5,620

Cash invested: $18,200 (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: 43
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,029 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$125
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $1,029

Break-even live

Break-even rent $727

Max offer price $65,000

Occupancy floor 44%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: waterpool

Listing history 11 events

1. 2025-12-17
   status Pending
2. 2025-12-12
   price $65,000
3. 2025-12-05
   price $80,000
4. 2025-11-23
   listed $99,900 Active
5. 2022-09-07
   historical 704-char remark

   Show marketing remark (704 chars)

   Priced to sell, meticulously maintained, move in ready 2 bedroom home. Great detail has been completed of multiple upscale improvements that include flooring, walls, ceilings, cabinetry, light fixtures, windows, cedar closet, extra storage and much more! Plumbed for washer, dryer, water filtration system and water softener included. Lighted pavers lead you to your large patio, perennials, landscaped wooded yard and garden shed. Enjoy your private clubhouse, playground, outdoor inground Society pool. Private roads allow golf carts, great walking trails to multiple acres. Minutes from Lake Geneva, shopping, restaurants, conveniences, WI/IL borders for easy commute. Year round or vacation getaway.

6. 2022-08-25
   historical Contingent 704-char remark

   Show marketing remark (704 chars)

   Priced to sell, meticulously maintained, move in ready 2 bedroom home. Great detail has been completed of multiple upscale improvements that include flooring, walls, ceilings, cabinetry, light fixtures, windows, cedar closet, extra storage and much more! Plumbed for washer, dryer, water filtration system and water softener included. Lighted pavers lead you to your large patio, perennials, landscaped wooded yard and garden shed. Enjoy your private clubhouse, playground, outdoor inground Society pool. Private roads allow golf carts, great walking trails to multiple acres. Minutes from Lake Geneva, shopping, restaurants, conveniences, WI/IL borders for easy commute. Year round or vacation getaway.

7. 2022-07-16
   status Active 704-char remark

   Show marketing remark (704 chars)

   Priced to sell, meticulously maintained, move in ready 2 bedroom home. Great detail has been completed of multiple upscale improvements that include flooring, walls, ceilings, cabinetry, light fixtures, windows, cedar closet, extra storage and much more! Plumbed for washer, dryer, water filtration system and water softener included. Lighted pavers lead you to your large patio, perennials, landscaped wooded yard and garden shed. Enjoy your private clubhouse, playground, outdoor inground Society pool. Private roads allow golf carts, great walking trails to multiple acres. Minutes from Lake Geneva, shopping, restaurants, conveniences, WI/IL borders for easy commute. Year round or vacation getaway.

8. 2022-07-16
   historical Contingent 704-char remark

   Show marketing remark (704 chars)

   Priced to sell, meticulously maintained, move in ready 2 bedroom home. Great detail has been completed of multiple upscale improvements that include flooring, walls, ceilings, cabinetry, light fixtures, windows, cedar closet, extra storage and much more! Plumbed for washer, dryer, water filtration system and water softener included. Lighted pavers lead you to your large patio, perennials, landscaped wooded yard and garden shed. Enjoy your private clubhouse, playground, outdoor inground Society pool. Private roads allow golf carts, great walking trails to multiple acres. Minutes from Lake Geneva, shopping, restaurants, conveniences, WI/IL borders for easy commute. Year round or vacation getaway.

9. 2022-07-16
   status Active 704-char remark

   Show marketing remark (704 chars)

   Priced to sell, meticulously maintained, move in ready 2 bedroom home. Great detail has been completed of multiple upscale improvements that include flooring, walls, ceilings, cabinetry, light fixtures, windows, cedar closet, extra storage and much more! Plumbed for washer, dryer, water filtration system and water softener included. Lighted pavers lead you to your large patio, perennials, landscaped wooded yard and garden shed. Enjoy your private clubhouse, playground, outdoor inground Society pool. Private roads allow golf carts, great walking trails to multiple acres. Minutes from Lake Geneva, shopping, restaurants, conveniences, WI/IL borders for easy commute. Year round or vacation getaway.

10. 2022-07-16
    historical Contingent 704-char remark

    Show marketing remark (704 chars)

    Priced to sell, meticulously maintained, move in ready 2 bedroom home. Great detail has been completed of multiple upscale improvements that include flooring, walls, ceilings, cabinetry, light fixtures, windows, cedar closet, extra storage and much more! Plumbed for washer, dryer, water filtration system and water softener included. Lighted pavers lead you to your large patio, perennials, landscaped wooded yard and garden shed. Enjoy your private clubhouse, playground, outdoor inground Society pool. Private roads allow golf carts, great walking trails to multiple acres. Minutes from Lake Geneva, shopping, restaurants, conveniences, WI/IL borders for easy commute. Year round or vacation getaway.

11. 2022-06-26
    listed $87,500 Active 704-char remark

    Show marketing remark (704 chars)

    Priced to sell, meticulously maintained, move in ready 2 bedroom home. Great detail has been completed of multiple upscale improvements that include flooring, walls, ceilings, cabinetry, light fixtures, windows, cedar closet, extra storage and much more! Plumbed for washer, dryer, water filtration system and water softener included. Lighted pavers lead you to your large patio, perennials, landscaped wooded yard and garden shed. Enjoy your private clubhouse, playground, outdoor inground Society pool. Private roads allow golf carts, great walking trails to multiple acres. Minutes from Lake Geneva, shopping, restaurants, conveniences, WI/IL borders for easy commute. Year round or vacation getaway.

ⓘ 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: $24,347
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − HOA: −$1,500
• − Depreciation: −$1,891
• Taxable income: $12,120
• Est. tax owed @ 24.0%: −$2,909
• After-tax cash flow: $9,435/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: Lake Geneva-Genoa City Uhs School District
• NCES district ID: 5507650
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $52,486
• Composite: 27.25/100
• National rank: #7013
• State rank: #258 of 342 in WI

Livability — Genoa City

• Score: 71/100
• State rank: #265
• US rank: #6832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Genoa City, WI
• Population (ZIP): 8,985

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

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 · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

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

-25.7% since first listed

11 events — show timeline

• 2025-12-17 Pending — SCWMLS
• 2025-12-12 Price Changed $65,000 SCWMLS
• 2025-12-05 Price Changed $80,000 SCWMLS
• 2025-11-23 Listed $99,900 SCWMLS
• 2022-09-07 Listing Removed — METROMLS
• 2022-08-25 Contingent — METROMLS
• 2022-07-16 Relisted — METROMLS
• 2022-07-16 Contingent — METROMLS
• 2022-07-16 Relisted — METROMLS
• 2022-07-16 Contingent — METROMLS
• 2022-06-26 Listed $87,500 METROMLS