285 Chestnut St · Phillips, WI 54555

$124,900

4 bd · 1.0 ba · 2,040 sqft · Other · 178 Days on market

Built 1920 8,276 sqft lot $61/sqft · 21% below area Est $158k · 21% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy classic charm with this 4-bedroom home with a convenient location in the City of Phillips. This home has seen several improvements over the last 10 years including, siding, roof, windows and a new boiler system installed in August of 2024. As soon as you enter the home you are greeted with brand new carpeting and a large living room area featuring a stain glass window. The main floor also features a large dining room, bedroom, bath and 1st floor laundry room. There is a detached garage with alley access and a beautiful corner lot with mature trees. Call today for your personal tour. Seller is Motivated!

Key facts

• Several improvements
• Large dining room
• New boiler system

Tags

• SEVERAL IMPROVEMENTS
• NEW BOILER SYSTEM
• BRAND NEW CARPETING
• LARGE LIVING ROOM
• STAIN GLASS WINDOW
• LARGE DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#348 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D+, health & safety D.
• Phillips School District (rural): math 39% / reading 31% proficiency, ranked #233 of 342 in WI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 47 units permitted in Price County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Price County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (median comp): $157,557
• List price: $124,900
• Delta: -20.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-11,071
• Equity at exit: $18,623

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,255
• Equity at exit: $10,799

Cash invested: $34,972 (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 54555

• Home prices YoY: -15.4%
• Active inventory: 69
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$176 /mo · $2,118/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $143

Break-even live

Break-even rent $1,118

Max offer price $124,900

Occupancy floor 84%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $124,900 Active 178 DOM
2. 2026-06-17
   days on market $124,900 Active 177 DOM
3. 2026-06-16
   days on market $124,900 Active 176 DOM
4. 2026-06-15
   days on market $124,900 Active 175 DOM
5. 2026-06-15
   days on market $124,900 Active 174 DOM
6. 2026-06-13
   days on market $124,900 Active 173 DOM
7. 2026-06-12
   days on market $124,900 Active 172 DOM
8. 2026-06-09
   days on market $124,900 Active 169 DOM
9. 2026-06-08
   days on market $124,900 Active 168 DOM
10. 2026-06-08
    days on market $124,900 Active 167 DOM
11. 2026-06-05
    days on market $124,900 Active 165 DOM
12. 2026-06-03
    days on market $124,900 Active 163 DOM
13. 2026-06-02
    days on market $124,900 Active 162 DOM
14. 2026-06-01
    days on market $124,900 Active 161 DOM
15. 2026-05-31
    days on market $124,900 Active 160 DOM
16. 2026-02-23
    price $124,900 616-char remark

    Show marketing remark (616 chars)

    Enjoy classic charm with this 4-bedroom home with a convenient location in the City of Phillips. This home has seen several improvements over the last 10 years including, siding, roof, windows and a new boiler system installed in August of 2024. As soon as you enter the home you are greeted with brand new carpeting and a large living room area featuring a stain glass window. The main floor also features a large dining room, bedroom, bath and 1st floor laundry room. There is a detached garage with alley access and a beautiful corner lot with mature trees. Call today for your personal tour. Seller is Motivated!

17. 2025-10-31
    price $129,900
18. 2025-10-04
    price $134,900
19. 2025-09-18
    price $139,900
20. 2025-09-18
    price $139,900
21. 2025-08-19
    price $144,900
22. 2025-08-19
    price $144,900
23. 2025-07-16
    price $149,900
24. 2025-07-16
    price $149,900
25. 2025-06-23
    price $154,900
26. 2025-06-23
    price $154,900
27. 2025-05-28
    price $159,900
28. 2025-05-28
    price $159,900
29. 2025-04-09
    listed $164,900 Active

    Show marketing remark (616 chars)

    Enjoy classic charm with this 4-bedroom home with a convenient location in the City of Phillips. This home has seen several improvements over the last 10 years including, siding, roof, windows and a new boiler system installed in August of 2024. As soon as you enter the home you are greeted with brand new carpeting and a large living room area featuring a stain glass window. The main floor also features a large dining room, bedroom, bath and 1st floor laundry room. There is a detached garage with alley access and a beautiful corner lot with mature trees. Call today for your personal tour. Seller is Motivated!

30. 2025-04-09
    listed $129,900 Active 616-char remark

    Show marketing remark (616 chars)

    Enjoy classic charm with this 4-bedroom home with a convenient location in the City of Phillips. This home has seen several improvements over the last 10 years including, siding, roof, windows and a new boiler system installed in August of 2024. As soon as you enter the home you are greeted with brand new carpeting and a large living room area featuring a stain glass window. The main floor also features a large dining room, bedroom, bath and 1st floor laundry room. There is a detached garage with alley access and a beautiful corner lot with mature trees. Call today for your personal tour. Seller is Motivated!

31. 2025-04-09
    listed $164,900 Active

    Show marketing remark (616 chars)

    Enjoy classic charm with this 4-bedroom home with a convenient location in the City of Phillips. This home has seen several improvements over the last 10 years including, siding, roof, windows and a new boiler system installed in August of 2024. As soon as you enter the home you are greeted with brand new carpeting and a large living room area featuring a stain glass window. The main floor also features a large dining room, bedroom, bath and 1st floor laundry room. There is a detached garage with alley access and a beautiful corner lot with mature trees. Call today for your personal tour. Seller is Motivated!

32. 2024-10-07
    soldstatus $65,000
33. 2024-10-04
    soldstatus $65,000 Closed
34. 2024-08-26
    historical Active Under Contract
35. 2024-07-03
    status Active
36. 2024-06-19
    historical Active Under Contract
37. 2024-06-13
    listed $69,500 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: $2,118 · $176/mo
• Projected year-2 tax: $2,214 · $185/mo
• Expected delta: +$97/yr (+$8/mo · 4.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,599
• − Mortgage interest: −$6,996
• − Property taxes: −$2,118
• − Insurance: −$624
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,633
• Taxable loss: −$269
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $1,786/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.

Schools (NCES district)

• District: Phillips School District
• NCES district ID: 5511730
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $44,261
• Composite: 29.84/100
• National rank: #6417
• State rank: #233 of 342 in WI

Livability — Phillips

• Score: 69/100
• State rank: #348
• US rank: #8882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phillips, WI
• Population (ZIP): 4,726

Population outlook (Price County) Hauer SSP2

• Today (2025): 12,757 people
• By 2030: 12,157 · -4.7%
• By 2040: 10,761 · -15.6%
• By 2050: 9,515 · -25.4%
• By 2075: 8,293 · -35.0%
• By 2100: 7,470 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Pacific Islander 2%
• Common ancestry: Romanian 8% Portuguese 6% Hungarian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Price

• 2024 margin: Solid R (+31.1) · D 33.9% · R 65.1%
• 2008→2024 swing: -44.5pp toward R · 2008: 13.4pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+27.6 2016: R+25.0 2012: D+0.0 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.02%
• Current HPI: 203.2875
• 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

+79.7% since first listed

22 events — show timeline

• 2026-02-23 Price Changed $124,900 GNMLS
• 2025-10-31 Price Changed $129,900 GNMLS
• 2025-10-04 Price Changed $134,900 GNMLS
• 2025-09-18 Price Changed $139,900 RANWW
• 2025-09-18 Price Changed $139,900 GNMLS
• 2025-08-19 Price Changed $144,900 RANWW
• 2025-08-19 Price Changed $144,900 GNMLS
• 2025-07-16 Price Changed $149,900 RANWW
• 2025-07-16 Price Changed $149,900 GNMLS
• 2025-06-23 Price Changed $154,900 RANWW
• 2025-06-23 Price Changed $154,900 GNMLS
• 2025-05-28 Price Changed $159,900 RANWW
• 2025-05-28 Price Changed $159,900 GNMLS
• 2025-04-09 Listed $164,900 GNMLS
• 2025-04-09 Listed $164,900 RANWW
• 2025-04-09 Listed $129,900 GNMLS
• 2024-10-07 Sold (Public Records) $65,000 Public Records
• 2024-10-04 Sold (MLS) $65,000 GNMLS
• 2024-08-26 Contingent — GNMLS
• 2024-07-03 Relisted — GNMLS
• 2024-06-19 Contingent — GNMLS
• 2024-06-13 Listed $69,500 GNMLS

Property tax history

+1.3%/yr

Latest (2025): $2,118 · +4.7% YoY. Source: county tax records.