325 Elmer St · Platteville, WI 53818

$139,900

2 bd · 1.0 ba · 753 sqft · SingleFamily · 6 Days on market

Built 1948 7,405 sqft lot Est $133k · 6% 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 +14.7/30.0
• ARV discount +5.0/15.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well-maintained 2-bedroom, 1-bath ranch nestled on a quiet cul-de-sac in the heart of Platteville! Ideally located just a couple blocks from Smith Park, the middle school, and the public pool, this cozy one-story home offers comfort, efficiency, and convenience. Recent exterior updates include a new roof, siding, gutters, and downspouts. Inside, you?ll find fresh paint in the kitchen along with a functional, cozy layout. Energy efficiency improvements completed through Wisconsin?s Home Energy Assistance Program include a natural gas forced-air furnace, power-vented water heater, added attic insulation, and carbon monoxide detectors. Additional updates include a newer refrigerat

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1948

Property features AI

Finance

• Other: Includes refrigerator, stove, washer and dryer

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; One story
• Construction: Finished above-grade area approximately 753; Finished below-grade area none; Property zoned residential
• Exterior features: Vinyl exterior

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Main level primary bedroom, approximately 11 x 12; Main level second bedroom, approximately 9 x 10
• Bathrooms: One full bathroom; At least one tub; no en-suite bath for the primary bedroom
• Heating & cooling: Forced-air heating; Central air conditioning; Natural gas heat
• Interior features: High-speed internet
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $37 ($438/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (13.4% below list).
• Recommended offer: $121k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Platteville — 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 80/100 on livability (#57 in WI, #1,617 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment D-.
• Platteville School District (town): math 52% / reading 42% proficiency, ranked #85 of 342 in WI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westview Elementary (math 62% / reading 42%, grade C-, #215 of 1,041 statewide, top 23%, 448 students, 42% FRL); Platteville Middle (math 51% / reading 45%, grade C-, #66 of 383 statewide, top 17%, 437 students, 43% FRL); Platteville High (math 32% / reading 32%, grade F, #184 of 483 statewide, top 41%, 496 students, 37% FRL).
• Market conditions: 49 active listings in the ZIP; 120 units permitted in Grant 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.
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,128 (13.4% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $132,528
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 Camp St	0.07mi	2/1.0	864 (+15%)	1mo	$200,000	$231	72
760 N Elm St	0.07mi	2/1.0	671 (-11%)	15mo	$188,000	$280	66
385 N Water St	0.57mi	2/1.0	764 (+2%)	10mo	$119,500	$156	62
435 N Water St	0.57mi	2/1.0	726 (-4%)	8mo	$127,500	$176	61
815 Union St	0.47mi	2/1.0	792 (+5%)	18mo	$56,000	$71	55
845 Union St	0.49mi	2/1.0	669 (-11%)	18mo	$29,000	$43	44

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-20,354
• Equity at exit: $20,860

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-14,770
• 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 53818

• Active inventory: 49
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $37

Break-even live

Break-even rent $1,165

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $116	-5% $76	+0% $37	+5% $-3	+10% $-43
Rent	-10% $-59	-5% $-11	+0% $37	+5% $84	+10% $132
Rate	-1.0pp $107	-0.5pp $72	base $37	+0.5pp $0	+1.0pp $-37

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 2 events

1. 2026-04-14
   status Pending
2. 2026-04-08
   listed $139,900 Active

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $2,065 · $172/mo
• Expected delta: +$523/yr (+$44/mo · 34.0%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,535
• − Mortgage interest: −$7,837
• − Property taxes: −$1,541
• − Insurance: −$700
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$4,070
• Taxable loss: −$1,938
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $903/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: Platteville School District
• NCES district ID: 5511850
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $44,913
• Composite: 39.87/100
• National rank: #3863
• State rank: #85 of 342 in WI

Livability — Platteville

• Score: 80/100
• State rank: #57
• US rank: #1617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Platteville, WI
• City population: 15,843
• Population (ZIP): 15,843

Population outlook (Grant County) Hauer SSP2

• Today (2025): 53,982 people
• By 2030: 55,104 · +2.1%
• By 2040: 57,353 · +6.2%
• By 2050: 59,315 · +9.9%
• By 2075: 65,496 · +21.3%
• By 2100: 66,508 · +23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 3% Black 3% Two or more races 3% Asian 2%
• Common ancestry: Portuguese 7% Romanian 5% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Grant

• 2024 margin: R (+18.2) · D 40.2% · R 58.4% · Other 1.3%
• 2008→2024 swing: -42.0pp toward R · 2008: 23.9pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+12.3 2016: R+9.6 2012: D+13.7 2008: D+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.66%
• Current HPI: 189.3094
• 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

2 events — show timeline

• 2026-04-14 Pending — SCWMLS
• 2026-04-08 Listed $139,900 SCWMLS

Property tax history

-0.0%/yr

Latest (2025): $1,541 · -3.0% YoY. Source: county tax records.