103 Frank Ct · Fox Lake, WI 53933

$145,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 43 Days on market

Built 2000 8,712 sqft lot $115/sqft · 38% below area Est $235k · 38% 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 +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VRP $145K-$165K. Spacious & affordable 3BR/2BA ranch on . 20 acre in quiet cul-de-sac near Homestead & Meadows Parks. Enjoy owning your own land w/ a functional layout & great outdoor space. Large kitchen offers ample countertops, glass-faced cabinetry, pantry, & glass-front cabinets. Both Gas & electric hookups available; gas stove & refrigerator included. Primary bedroom suite features a private full bath w/ soaking tub & walk-in lighted closet. Main level laundry adds convenience, w/ washer & dryer included. 2 Skylights bring in natural light throughout. Exterior highlights include a west-facing backyard w/ big deck, concrete driveway, & oversized one-car garage w/ insulated door. Additional storage via shed (approx. 10x12). Established grapevines add charm. Great opportunity for sweat equity?bring paint & flooring ideas to unlock value at an attractive price. One-year home warranty included for Buyer's peace of mind. Seller requires 2+ weeks post-closing occupancy, preferably 1 month+.

Key facts

• Quiet cul-de-sac
• Soaking tub
• Ample countertops

Tags

• QUIET CUL-DE-SAC
• GREAT OUTDOOR SPACE
• AMPLE COUNTERTOPS
• GLASS-FACED CABINETRY
• PRIVATE FULL BATH
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $17 ($207/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 $128k (11.4% below list).
• Recommended offer: $128k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 1.3% in Fox Lake — 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 66/100 on livability (#446 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Waupun School District (town): math 34% / reading 36% proficiency, ranked #220 of 342 in WI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 229 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dodge County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 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 $65k; list at $145k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $128,465 (11.4% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $235,171
• List price: $145,000
• Delta: -38.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 E Crocker St	0.22mi	3/1.0	1,274 (+1%)	5mo	$291,400	$229	80
204 Rosedale Ave	0.39mi	3/2.0	1,196 (-5%)	6mo	$190,000	$159	68
203 S Depot St	0.41mi	3/1.0	1,320 (+5%)	2mo	$60,000	$45	68
313 S Depot St	0.25mi	2/1.0 (-1)	1,088 (-14%)	1mo	$200,000	$184	56
308 W Cordelia St	0.39mi	3/1.0	1,172 (-7%)	23mo	$140,000	$119	47
104 Center St	0.57mi	2/1.0 (-1)	1,190 (-6%)	19mo	$224,407	$189	40
307 Mill St	0.64mi	2/2.0 (-1)	1,340 (+6%)	24mo	$250,000	$187	35
206 W Hamilton St	0.67mi	2/1.0 (-1)	1,088 (-14%)	12mo	$226,000	$208	27

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-22,382
• Equity at exit: $21,620

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-18,008
• Equity at exit: $12,537

Cash invested: $40,600 (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 53933

• Active inventory: 35
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $17

Break-even live

Break-even rent $1,263

Max offer price $145,000

Occupancy floor 94%

Sensitivity live

Price	-10% $99	-5% $58	+0% $17	+5% $-24	+10% $-65
Rent	-10% $-84	-5% $-34	+0% $17	+5% $68	+10% $119
Rate	-1.0pp $90	-0.5pp $54	base $17	+0.5pp $-20	+1.0pp $-59

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $145,000 Active 43 DOM
2. 2026-06-18
   days on market $145,000 Active 42 DOM
3. 2026-06-17
   days on market $145,000 Active 41 DOM
4. 2026-06-16
   days on market $145,000 Active 40 DOM
5. 2026-06-15
   days on market $145,000 Active 39 DOM
6. 2026-06-14
   days on market $145,000 Active 37 DOM
7. 2026-06-12
   days on market $145,000 Active 36 DOM
8. 2026-06-09
   days on market $145,000 Active 33 DOM
9. 2026-06-08
   days on market $145,000 Active 32 DOM
10. 2026-06-07
    days on market $145,000 Active 31 DOM
11. 2026-06-05
    remarks 667-char remark
12. 2026-06-05
    days on market $145,000 Active 28 DOM
13. 2026-06-03
    days on market $145,000 Active 27 DOM
14. 2026-06-02
    days on market $145,000 Active 26 DOM
15. 2026-06-01
    statusdays on market $145,000 Active 25 DOM
16. 2026-05-31
    days on market $145,000 Offer Show 24 DOM
17. 2026-05-30
    days on market $145,000 Offer Show 23 DOM
18. 2026-05-11
    status Active 1062-char remark

    Show marketing remark (1062 chars)

    VRP $145K-$165K. Spacious & affordable 3BR/2BA ranch on . 20 acre in quiet cul-de-sac near Homestead & Meadows Parks. Enjoy owning your own land w/ a functional layout & great outdoor space. Large kitchen offers ample countertops, glass-faced cabinetry, pantry, & glass-front cabinets. Both Gas & electric hookups available; gas stove & refrigerator included. Primary bedroom suite features a private full bath w/ soaking tub & walk-in lighted closet. Main level laundry adds convenience, w/ washer & dryer included. 2 Skylights bring in natural light throughout. Exterior highlights include a west-facing backyard w/ big deck, concrete driveway, & oversized one-car garage w/ insulated door. Additional storage via shed (approx. 10x12). Established grapevines add charm. Great opportunity for sweat equity?bring paint & flooring ideas to unlock value at an attractive price. One-year home warranty included for Buyer's peace of mind. Seller requires 2+ weeks post-closing occupancy, preferably 1 month+.

19. 2026-04-18
    status Pending 1062-char remark

    Show marketing remark (1062 chars)

    VRP $145K-$165K. Spacious & affordable 3BR/2BA ranch on . 20 acre in quiet cul-de-sac near Homestead & Meadows Parks. Enjoy owning your own land w/ a functional layout & great outdoor space. Large kitchen offers ample countertops, glass-faced cabinetry, pantry, & glass-front cabinets. Both Gas & electric hookups available; gas stove & refrigerator included. Primary bedroom suite features a private full bath w/ soaking tub & walk-in lighted closet. Main level laundry adds convenience, w/ washer & dryer included. 2 Skylights bring in natural light throughout. Exterior highlights include a west-facing backyard w/ big deck, concrete driveway, & oversized one-car garage w/ insulated door. Additional storage via shed (approx. 10x12). Established grapevines add charm. Great opportunity for sweat equity?bring paint & flooring ideas to unlock value at an attractive price. One-year home warranty included for Buyer's peace of mind. Seller requires 2+ weeks post-closing occupancy, preferably 1 month+.

20. 2026-04-12
    listed $145,000 Active 1062-char remark

    Show marketing remark (1062 chars)

    VRP $145K-$165K. Spacious & affordable 3BR/2BA ranch on . 20 acre in quiet cul-de-sac near Homestead & Meadows Parks. Enjoy owning your own land w/ a functional layout & great outdoor space. Large kitchen offers ample countertops, glass-faced cabinetry, pantry, & glass-front cabinets. Both Gas & electric hookups available; gas stove & refrigerator included. Primary bedroom suite features a private full bath w/ soaking tub & walk-in lighted closet. Main level laundry adds convenience, w/ washer & dryer included. 2 Skylights bring in natural light throughout. Exterior highlights include a west-facing backyard w/ big deck, concrete driveway, & oversized one-car garage w/ insulated door. Additional storage via shed (approx. 10x12). Established grapevines add charm. Great opportunity for sweat equity?bring paint & flooring ideas to unlock value at an attractive price. One-year home warranty included for Buyer's peace of mind. Seller requires 2+ weeks post-closing occupancy, preferably 1 month+.

21. 2016-06-08
    soldstatus $65,000

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,402 · $200/mo
• Expected delta: +$280/yr (+$23/mo · 13.2%)

ⓘ 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 · 13 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: $15,416
• − Mortgage interest: −$8,122
• − Property taxes: −$2,122
• − Insurance: −$725
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$4,218
• Taxable loss: −$2,238
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $744/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: Waupun School District
• NCES district ID: 5515870
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $51,961
• Composite: 30.54/100
• National rank: #6208
• State rank: #220 of 342 in WI

Livability — Fox Lake

• Score: 66/100
• State rank: #446
• US rank: #11257

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fox Lake, WI
• Population (ZIP): 4,074

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 88,405 people
• By 2030: 87,650 · -0.9%
• By 2040: 84,919 · -3.9%
• By 2050: 80,674 · -8.7%
• By 2075: 73,062 · -17.4%
• By 2100: 63,985 · -27.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 5% Iranian 4% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.9) · D 32.8% · R 65.8% · Other 1.4%
• 2008→2024 swing: -24.0pp toward R · 2008: -8.9pp · 2024: -32.9pp
• All cycles: 2024: R+32.9 2020: R+31.0 2016: R+29.6 2012: R+14.5 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.30%
• Current HPI: 219.7943
• 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

+123.1% since first listed

4 events — show timeline

• 2026-05-11 Relisted — SCWMLS
• 2026-04-18 Pending — SCWMLS
• 2026-04-12 Listed $145,000 SCWMLS
• 2016-06-08 Sold (Public Records) $65,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $2,122 · -0.1% YoY. Source: county tax records.