109 W Geneva St · Williams Bay, WI 53191

$389,900

4 bd · 1.5 ba · 1,510 sqft · Other · 61 Days on market

Built 1901 0.57 ac lot

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 4-bedroom home in the heart of Williams Bay! Step onto the inviting front porch and into a bright, comfortable living room, perfect for relaxing or entertaining. The formal dining room provides a warm setting for gatherings, while the spacious kitchen offers ample cabinetry and plenty of workspace for all your cooking needs. Situated on over half an acre, the large lot offers room to enjoy the outdoors. Upstairs, you'll find four bedrooms and a full bath. Set up your personal showing today!

Key facts

• 0.57 acre lot
• Built 1901
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $390k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/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 $385k (1.2% below list).
• Recommended offer: $367k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.8% in Williams Bay — 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 76/100 on livability (#131 in WI, #3,409 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing B+; Watch: amenities F, commute F.
• Williams Bay School District (town): math 33% / reading 40% proficiency, ranked #183 of 342 in WI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 474 units permitted in Walworth County in 2024 (77 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago 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 $71k; list at $390k implies a 449% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $366,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. 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: 0.99% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-24,800
• Equity at exit: $58,135

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $27,552
• Equity at exit: $33,711

Cash invested: $109,172 (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 53191

• Active inventory: 50
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,853 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$233 /mo · $2,792/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $604

Break-even live

Break-even rent $3,088

Max offer price $389,900

Occupancy floor 79%

Sensitivity live

Price	-10% $825	-5% $715	+0% $604	+5% $494	+10% $383
Rent	-10% $300	-5% $452	+0% $604	+5% $756	+10% $909
Rate	-1.0pp $801	-0.5pp $703	base $604	+0.5pp $503	+1.0pp $400

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-02
   days on market $389,900 Active 61 DOM
2. 2026-06-01
   days on market $389,900 Active 60 DOM
3. 2026-05-31
   days on market $389,900 Active 59 DOM
4. 2026-05-30
   days on market $389,900 Active 58 DOM
5. 2026-04-02
   listed $389,900 Active 511-char remark

   Show marketing remark (511 chars)

   Welcome to this 4-bedroom home in the heart of Williams Bay! Step onto the inviting front porch and into a bright, comfortable living room, perfect for relaxing or entertaining. The formal dining room provides a warm setting for gatherings, while the spacious kitchen offers ample cabinetry and plenty of workspace for all your cooking needs. Situated on over half an acre, the large lot offers room to enjoy the outdoors. Upstairs, you'll find four bedrooms and a full bath. Set up your personal showing today!

6. 2026-04-01
   historical 511-char remark

   Show marketing remark (511 chars)

   Welcome to this 4-bedroom home in the heart of Williams Bay! Step onto the inviting front porch and into a bright, comfortable living room, perfect for relaxing or entertaining. The formal dining room provides a warm setting for gatherings, while the spacious kitchen offers ample cabinetry and plenty of workspace for all your cooking needs. Situated on over half an acre, the large lot offers room to enjoy the outdoors. Upstairs, you'll find four bedrooms and a full bath. Set up your personal showing today!

7. 2026-02-03
   price $389,900 511-char remark

   Show marketing remark (511 chars)

   Welcome to this 4-bedroom home in the heart of Williams Bay! Step onto the inviting front porch and into a bright, comfortable living room, perfect for relaxing or entertaining. The formal dining room provides a warm setting for gatherings, while the spacious kitchen offers ample cabinetry and plenty of workspace for all your cooking needs. Situated on over half an acre, the large lot offers room to enjoy the outdoors. Upstairs, you'll find four bedrooms and a full bath. Set up your personal showing today!

8. 2025-08-12
   listed $399,900 Active 511-char remark

   Show marketing remark (511 chars)

   Welcome to this 4-bedroom home in the heart of Williams Bay! Step onto the inviting front porch and into a bright, comfortable living room, perfect for relaxing or entertaining. The formal dining room provides a warm setting for gatherings, while the spacious kitchen offers ample cabinetry and plenty of workspace for all your cooking needs. Situated on over half an acre, the large lot offers room to enjoy the outdoors. Upstairs, you'll find four bedrooms and a full bath. Set up your personal showing today!

9. 2014-12-15
   soldstatus $71,000
10. 2014-12-11
    soldstatus $71,000
11. 2014-12-11
    soldstatus $71,000 Sold
12. 2014-12-01
    historical
13. 2014-09-19
    price $90,000
14. 2014-09-04
    listed $100,000 Active
15. 2014-07-16
    listed $90,000
16. 2014-01-01
    historical
17. 2014-01-01
    listed $157,000
18. 2013-12-31
    historical
19. 2012-11-15
    listed

ⓘ 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: $2,792 · $233/mo
• Projected year-2 tax: $5,002 · $417/mo
• Expected delta: +$2,211/yr (+$184/mo · 79.2%)

ⓘ 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 ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,237
• − Mortgage interest: −$21,840
• − Property taxes: −$2,792
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,699
• − Management: −$3,699
• − Depreciation: −$11,343
• Taxable income: $915
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $7,030/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: Williams Bay School District
• NCES district ID: 5516740
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 40% ▼ -9.00%
• Median HH income: $66,164
• Composite: 33.11/100
• National rank: #5562
• State rank: #183 of 342 in WI

Livability — Williams Bay

• Score: 76/100
• State rank: #131
• US rank: #3409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williams Bay, WI
• City population: 3,264
• Population (ZIP): 3,264

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 5% Slovak 4% Romanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -216.72%
• Current HPI: 278.9416
• 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

+148.3% since first listed

15 events — show timeline

• 2026-04-02 Listed $389,900 METROMLS
• 2026-04-01 Listing Removed — METROMLS
• 2026-02-03 Price Changed $389,900 METROMLS
• 2025-08-12 Listed $399,900 METROMLS
• 2014-12-15 Sold (Public Records) $71,000 Public Records
• 2014-12-11 Sold (MLS) $71,000 MRED as Distributed by MLS Grid
• 2014-12-11 Sold (MLS) $71,000 METROMLS
• 2014-12-01 Listing Removed — MRED as Distributed by MLS Grid
• 2014-09-19 Price Changed $90,000 METROMLS
• 2014-09-04 Listed $100,000 METROMLS
• 2014-07-16 Listed $90,000 MRED as Distributed by MLS Grid
• 2014-01-01 Listed $157,000 METROMLS
• 2014-01-01 Listing Removed — METROMLS
• 2013-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2012-11-15 Listed — MRED as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $2,792 · +20.2% YoY. Source: county tax records.