31 Church St · Taylor, WI 54659

$119,900

3 bd · 1.0 ba · 1,150 sqft · SingleFamily · 55 Days on market

Built 1900 6,534 sqft lot $104/sqft · 18% below area Est $146k · 18% under ↓ 11% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Appreciation +9.1/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this great property in Taylor. 3 bed 1 bath home with a cozy feel right in the heart of Taylor. Located on a quiet side street in town this place is a must see! Original hardwood floors in many rooms could be refinished to add a truly incredible finish. Detached garage allows you the keep a vehicle or your toys out of the elements. Large kitchen area is perfect for cooking for a crowd! Basement is mostly finished with a beautiful tongue and groove wood that gives it a great spot to watch game, have guests over, and more! Homes in Taylor are hard to come by so take advantage and check this one out! Whether you are a first time buyer, seasoned investor, or looking to live in a quiet country town this home is your spot! Call today before it's gone!

Key facts

• Large kitchen area
• Detached garage
• 6,534 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• DETACHED GARAGE
• LARGE KITCHEN AREA
• MOSTLY FINISHED BASEMENT
• TONGUE AND GROOVE WOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-58 ($-695/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (24.4% below list).
• Recommended offer: $91k (24.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#613 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools D-.
• Blair-Taylor School District (rural): math 34% / reading 33% proficiency, ranked #247 of 342 in WI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 73 units permitted in Jackson County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($829 loan paydown + $10k appreciation (8.2% local appreciation)).
• Jackson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $90,589 (24.4% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.76% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (median comp): $146,025
• List price: $119,900
• Delta: -17.89%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Church St	0.12mi	2/1.0 (-1)	1,135 (-1%)	20mo	$131,000	$115	71
21 Hanson St	0.13mi	4/1.0 (+1)	1,307 (+14%)	4mo	$145,000	$111	63
310 4th St	0.20mi	3/1.0	1,300 (+13%)	23mo	$190,000	$146	50
977 Elm Ln	0.47mi	2/1.0 (-1)	1,200 (+4%)	23mo	$239,000	$199	46

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

Projected returns pro-forma

8.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.40×
• Total profit: $47,007
• Equity at exit: $92,497

10-year hold

• IRR: 17.6%
• Equity multiple: 5.14×
• Total profit: $139,146
• Equity at exit: $184,964

Cash invested: $33,572 (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 54659

• Home prices YoY: 5.7%
• Active inventory: 8
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-58

Break-even live

Break-even rent $979

Max offer price $109,674

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-14
   status Pending 765-char remark

   Show marketing remark (765 chars)

   Check out this great property in Taylor. 3 bed 1 bath home with a cozy feel right in the heart of Taylor. Located on a quiet side street in town this place is a must see! Original hardwood floors in many rooms could be refinished to add a truly incredible finish. Detached garage allows you the keep a vehicle or your toys out of the elements. Large kitchen area is perfect for cooking for a crowd! Basement is mostly finished with a beautiful tongue and groove wood that gives it a great spot to watch game, have guests over, and more! Homes in Taylor are hard to come by so take advantage and check this one out! Whether you are a first time buyer, seasoned investor, or looking to live in a quiet country town this home is your spot! Call today before it's gone!

2. 2026-05-05
   price $119,900 765-char remark

   Show marketing remark (765 chars)

   Check out this great property in Taylor. 3 bed 1 bath home with a cozy feel right in the heart of Taylor. Located on a quiet side street in town this place is a must see! Original hardwood floors in many rooms could be refinished to add a truly incredible finish. Detached garage allows you the keep a vehicle or your toys out of the elements. Large kitchen area is perfect for cooking for a crowd! Basement is mostly finished with a beautiful tongue and groove wood that gives it a great spot to watch game, have guests over, and more! Homes in Taylor are hard to come by so take advantage and check this one out! Whether you are a first time buyer, seasoned investor, or looking to live in a quiet country town this home is your spot! Call today before it's gone!

3. 2026-04-14
   price $125,000 765-char remark

   Show marketing remark (765 chars)

   Check out this great property in Taylor. 3 bed 1 bath home with a cozy feel right in the heart of Taylor. Located on a quiet side street in town this place is a must see! Original hardwood floors in many rooms could be refinished to add a truly incredible finish. Detached garage allows you the keep a vehicle or your toys out of the elements. Large kitchen area is perfect for cooking for a crowd! Basement is mostly finished with a beautiful tongue and groove wood that gives it a great spot to watch game, have guests over, and more! Homes in Taylor are hard to come by so take advantage and check this one out! Whether you are a first time buyer, seasoned investor, or looking to live in a quiet country town this home is your spot! Call today before it's gone!

4. 2026-03-20
   listed $135,000 Active 765-char remark

   Show marketing remark (765 chars)

   Check out this great property in Taylor. 3 bed 1 bath home with a cozy feel right in the heart of Taylor. Located on a quiet side street in town this place is a must see! Original hardwood floors in many rooms could be refinished to add a truly incredible finish. Detached garage allows you the keep a vehicle or your toys out of the elements. Large kitchen area is perfect for cooking for a crowd! Basement is mostly finished with a beautiful tongue and groove wood that gives it a great spot to watch game, have guests over, and more! Homes in Taylor are hard to come by so take advantage and check this one out! Whether you are a first time buyer, seasoned investor, or looking to live in a quiet country town this home is your spot! Call today before it's gone!

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$540/yr (+$45/mo · 47.5%)

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,871
• − Mortgage interest: −$6,716
• − Property taxes: −$1,138
• − Insurance: −$600
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$3,488
• Taxable loss: −$2,810
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $-20/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: Blair-Taylor School District
• NCES district ID: 5500016
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $47,232
• Composite: 28.85/100
• National rank: #6646
• State rank: #247 of 342 in WI

Livability — Taylor

• Score: 63/100
• State rank: #613
• US rank: #15942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, WI
• Population (ZIP): 1,164

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 20,419 people
• By 2030: 20,186 · -1.1%
• By 2040: 19,663 · -3.7%
• By 2050: 18,980 · -7.0%
• By 2075: 17,532 · -14.1%
• By 2100: 14,669 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3%
• Common ancestry: Portuguese 28% Romanian 6% Danish 1%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 2%

Political lean MEDSL · Jackson

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.3%
• 2008→2024 swing: -41.3pp toward R · 2008: 21.8pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+15.1 2016: R+11.8 2012: D+15.0 2008: D+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.17%
• Current HPI: 151.2495
• 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

-11.2% since first listed

4 events — show timeline

• 2026-05-14 Pending — RANWW
• 2026-05-05 Price Changed $119,900 RANWW
• 2026-04-14 Price Changed $125,000 RANWW
• 2026-03-20 Listed $135,000 RANWW

Property tax history

+1.5%/yr

Latest (2025): $1,138 · +19.1% YoY. Source: county tax records.