16656 S Main St · Galesville, WI 54630

$169,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily · 2 Days on market

Built 1960 0.30 ac lot Est $241k · 30% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.9/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL CARED FOR 3 BED 1 BATH HOUSE OVERLOOKING DOWNTOWN GALESVILLE AND THE RIVER BELOW. BESIDES THE BEAUTIFUL VIEWS THIS HOME FEATURES NEW CARPET, PAINT, VINYL WINDOWS, NEWER WATER HEATER AND HIGH EFFICIENCY FURNACE. LOW TAXES AND MORTGAGE PAYMENTS MAKE THIS HOME VERY AFFORDABLE CALL FOR A PRIVATE SHOWING. CITY WATER AND SEWER.

Key facts

• New furnace
• Recent updates
• Natural light

Tags

• ELEVATED VIEWS
• NATURAL LIGHT
• PAVED OFF-STREET PARKING
• RECENT UPDATES
• NEW FURNACE
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

Location & tenants

• Location reads 74/100 on livability (#176 in WI, #4,734 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Galesville-Ettrick-Trempealeau School District (rural): math 42% / reading 43% proficiency, ranked #121 of 342 in WI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Galesville-Ettrick-Trempealeau High (math 32% / reading 27%, grade F, #228 of 483 statewide, top 52%, 403 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Galesville-Ettrick-Trempealeau School District average; the district grade overstates school quality for this exact location.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 150 units permitted in Trempealeau County in 2024 (12 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 $5k of value loss. Plan a longer hold.
• Trempealeau County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $72k; list at $170k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.32%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $241,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16656 S Main St	0.00mi	3/1.0	1,040 (0%)	0mo	$190,000	$183	100
20428 W Ridge Ave	0.61mi	3/1.0	1,050 (+1%)	8mo	$234,000	$223	63
20278 Bibby St	0.60mi	2/1.0 (-1)	1,100 (+6%)	6mo	$255,000	$232	52
20151 Hammer Ave	0.48mi	2/2.0 (-1)	1,192 (+15%)	18mo	$289,500	$243	29

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,534
• Equity at exit: $25,333

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $21,353
• Equity at exit: $14,690

Cash invested: $47,572 (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 54630

• Home prices YoY: -12.3%
• Active inventory: 22
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $330

Break-even live

Break-even rent $1,433

Max offer price $169,900

Occupancy floor 77%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17334 N Main St Galesville, WI	3.0	2.0	1400	$1,850	$1.32	44d	1	0.72mi

Listing history 6 events

1. 2026-03-16
   status Pending
2. 2026-03-13
   listed $169,900 Active
3. 2013-09-23
   listed $72,000 328-char remark

   Show marketing remark (328 chars)

   WELL CARED FOR 3 BED 1 BATH HOUSE OVERLOOKING DOWNTOWN GALESVILLE AND THE RIVER BELOW. BESIDES THE BEAUTIFUL VIEWS THIS HOME FEATURES NEW CARPET, PAINT, VINYL WINDOWS, NEWER WATER HEATER AND HIGH EFFICIENCY FURNACE. LOW TAXES AND MORTGAGE PAYMENTS MAKE THIS HOME VERY AFFORDABLE CALL FOR A PRIVATE SHOWING. CITY WATER AND SEWER.

4. 2013-09-23
   historical 328-char remark

   Show marketing remark (328 chars)

   WELL CARED FOR 3 BED 1 BATH HOUSE OVERLOOKING DOWNTOWN GALESVILLE AND THE RIVER BELOW. BESIDES THE BEAUTIFUL VIEWS THIS HOME FEATURES NEW CARPET, PAINT, VINYL WINDOWS, NEWER WATER HEATER AND HIGH EFFICIENCY FURNACE. LOW TAXES AND MORTGAGE PAYMENTS MAKE THIS HOME VERY AFFORDABLE CALL FOR A PRIVATE SHOWING. CITY WATER AND SEWER.

5. 2013-05-10
   soldstatus $72,300
6. 2013-05-07
   soldstatus $72,200 328-char remark

   Show marketing remark (328 chars)

   WELL CARED FOR 3 BED 1 BATH HOUSE OVERLOOKING DOWNTOWN GALESVILLE AND THE RIVER BELOW. BESIDES THE BEAUTIFUL VIEWS THIS HOME FEATURES NEW CARPET, PAINT, VINYL WINDOWS, NEWER WATER HEATER AND HIGH EFFICIENCY FURNACE. LOW TAXES AND MORTGAGE PAYMENTS MAKE THIS HOME VERY AFFORDABLE CALL FOR A PRIVATE SHOWING. CITY WATER AND SEWER.

ⓘ 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: $2,041 · $170/mo
• Projected year-2 tax: $2,592 · $216/mo
• Expected delta: +$551/yr (+$46/mo · 27.0%)

ⓘ 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 ≥101°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: $22,200
• − Mortgage interest: −$9,517
• − Property taxes: −$2,041
• − Insurance: −$850
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,943
• Taxable income: $1,298
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $3,644/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: Galesville-Ettrick-Trempealeau School District
• NCES district ID: 5504960
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 43% ▲ 5.00%
• Median HH income: $55,370
• Composite: 37.08/100
• National rank: #4502
• State rank: #121 of 342 in WI

Livability — Galesville

• Score: 74/100
• State rank: #176
• US rank: #4734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galesville, WI
• Population (ZIP): 4,328

Population outlook (Trempealeau County) Hauer SSP2

• Today (2025): 30,452 people
• By 2030: 30,904 · +1.5%
• By 2040: 31,623 · +3.8%
• By 2050: 31,864 · +4.6%
• By 2075: 32,768 · +7.6%
• By 2100: 31,624 · +3.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 34% Romanian 8% Lithuanian 2%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Trempealeau

• 2024 margin: Strong R (+21.4) · D 38.7% · R 60.1% · Other 1.2%
• 2008→2024 swing: -47.8pp toward R · 2008: 26.4pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+16.6 2016: R+12.7 2012: D+14.1 2008: D+26.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.81%
• Current HPI: 220.5322
• 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

+135.3% since first listed

6 events — show timeline

• 2026-03-16 Pending — METROMLS
• 2026-03-13 Listed $169,900 METROMLS
• 2013-09-23 Listing Removed — METROMLS
• 2013-09-23 Listed $72,000 METROMLS
• 2013-05-10 Sold (Public Records) $72,300 Public Records
• 2013-05-07 Sold (MLS) $72,200 METROMLS

Property tax history

+2.0%/yr

Latest (2025): $2,041 · +9.2% YoY. Source: county tax records.