224 N Madison St · Coloma, WI 54930

$175,000

3 bd · 2.0 ba · 1,686 sqft · SingleFamily · 10 Days on market

Built 1900 0.35 ac lot Est $185k · 6% under

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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).

• ARV discount +10.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0

Listing remarks MLS

Welcome to this 3 bedroom, 2 bathroom home located in the heart of Coloma. Situated on a beautiful corner lot, this property offers space, functionality, and small-town charm. This move-in ready home has been well kept over the years and offers a great opportunity for someone looking to add their own updates and modern touches. With a little TLC, you can truly make it your own while enjoying it comfortably from day one. The home is being offered semi-furnished, adding convenience and value for the next owner. Ample garage space featuring both a 1-car garage and an additional 2-car garage?room for vehicles, storage, hobbies, or a workshop setup. The paved driveways provide easy access and added curb appeal. Other Remarks -EF is Slate Buyer to verify measurements if material.

Key facts

• Den office space
• Four-season room
• Corner lot

Tags

• CORNER LOT
• MAIN-LEVEL PRIMARY BEDROOM
• DEDICATED DINING AREA
• DEN OFFICE SPACE
• FOUR-SEASON ROOM
• DETACHED ONE-CAR GARAGE

Property features AI

Finance

• Other: Property located in the Village of Coloma

Exterior

• Parking: Detached garage with opener included; Total of 3 garage parking spaces (1-car and 2-car configurations listed)
• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Estimated finished above-grade area falls in 1501-1750 range; Built: see remarks; Zoned residential
• Construction: Information on year built listed as 'Other - See Remarks'
• Exterior features: Sun room (main level, approx. 19 x 8); Other exterior material/type

Interior

• Kitchen: Kitchen on the main level (approx. 20 x 11); Stove; Microwave
• Bedrooms: Master bedroom on the main level (approx. 9 x 14); Second bedroom on the upper level (approx. 12 x 15); Third bedroom on the upper level (approx. 11 x 14)
• Bathrooms: Two full bathrooms; No master bath
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Crawl space
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (29.6% below list).
• Recommended offer: $123k (29.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#509 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Westfield School District (rural): math 39% / reading 37% proficiency, ranked #195 of 342 in WI (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 127 units permitted in Waushara County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Waushara County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $175k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,286 (29.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.70% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $185,460
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 E Follett St	0.08mi	3/1.5	1,520 (-10%)	15mo	$153,000	$101	65
315 E Main St	0.11mi	4/1.0 (+1)	1,800 (+7%)	20mo	$145,000	$81	58
309 N Rogers Rd	0.26mi	4/1.0 (+1)	1,448 (-14%)	2mo	$160,000	$110	54
325 N Front St	0.20mi	3/1.0	1,504 (-11%)	22mo	$180,000	$120	50
330 E Parkway Dr	0.55mi	3/2.0	1,456 (-14%)	22mo	$275,000	$189	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.74×
• Total profit: $85,437
• Equity at exit: $157,654

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $259,275
• Equity at exit: $339,987

Cash invested: $49,000 (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 54930

• Home prices YoY: 14.5%
• Active inventory: 18
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-155

Break-even live

Break-even rent $1,428

Max offer price $147,703

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $175,000 Active 10 DOM
2. 2026-06-17
   days on market $175,000 Active 9 DOM
3. 2026-06-16
   days on market $175,000 Active 8 DOM
4. 2026-06-15
   days on market $175,000 Active 7 DOM
5. 2026-06-14
   days on market $175,000 Active 5 DOM
6. 2026-06-10
   days on market $175,000 Active 2 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $175,000 Active 1 DOM

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $2,446 · $204/mo
• Expected delta: +$792/yr (+$66/mo · 47.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,794
• − Mortgage interest: −$9,803
• − Property taxes: −$1,654
• − Insurance: −$875
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$5,091
• Taxable loss: −$4,996
• Est. tax savings @ 24.0%: +$1,199
• After-tax cash flow: $-655/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: Westfield School District
• NCES district ID: 5516440
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $46,419
• Composite: 32.51/100
• National rank: #5702
• State rank: #195 of 342 in WI

Livability — Coloma

• Score: 65/100
• State rank: #509
• US rank: #12861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coloma, WI
• Population (ZIP): 1,835

Population outlook (Waushara County) Hauer SSP2

• Today (2025): 22,669 people
• By 2030: 21,697 · -4.3%
• By 2040: 19,329 · -14.7%
• By 2050: 17,051 · -24.8%
• By 2075: 13,928 · -38.6%
• By 2100: 11,483 · -49.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Portuguese 4% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 82% English-only · German/W. Germanic 14% Spanish 2%

Political lean MEDSL · Waushara

• 2024 margin: Solid R (+35.2) · D 31.8% · R 67.0% · Other 1.1%
• 2008→2024 swing: -36.0pp toward R · 2008: 0.8pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+34.1 2016: R+32.3 2012: R+10.2 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.56%
• Current HPI: 257.539
• 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

+250.0% since first listed

7 events — show timeline

• 2026-06-07 Listed $175,000 SCWMLS
• 2026-05-11 Listing Removed — RANW
• 2026-04-09 Relisted — RANW
• 2026-03-24 Contingent — RANW
• 2026-03-17 Price Changed $175,000 RANW
• 2026-03-03 Listed $190,000 RANW
• 2009-08-21 Sold (Public Records) $50,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,654 · +6.4% YoY. Source: county tax records.