1712 Creek Rd #204 · West Bend, WI 53090

$96,000

1 bd · 1.0 ba · 678 sqft · Condo public records · 3 Days on market

Built 1982 $155/mo HOA · 8% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very affordable living in this meticulous and well maintained 2br/1ba/1.5 car garage also 1 outdoor parking space. Stove, Refrigerator, New Washer and Dryer, Storage Locker in basement, cozy balcony off Great Room, Built in A/C unit and much more. Enter the light and bright Great Room/Dining area combo w/ carpet. Cozy Kitchen. Large Bathroom. Super location. Perfect for the first time home buyer.

Key facts

• Heated storage unit
• Lvp wood flooring
• Natural light

Tags

• NATURAL LIGHT
• IN-UNIT LAUNDRY
• LVP WOOD FLOORING
• VENTLESS WASHER DRYER COMBO
• HEATED STORAGE UNIT
• WELL MAINTAINED COMMUNITY

Property features AI

Finance

• HOA & community: Monthly condo fee of $155; Condominium: Woodridge III; 12 units in building; 36 units in association; Pets permitted

Exterior

• Parking: Assigned parking (1 space); Detached 1-car garage with opener (1.5 garage parking spaces total)
• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Condo; 2-story building; Unit is 1-story (inside the building)
• Construction: Brick/stone construction
• Exterior features: Balcony; Brick and brick/stone exterior

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: Main level primary bedroom (13 x 10)
• Flooring: Wood or simulated wood flooring
• Bathrooms: One full bathroom with tub and shower over tub
• Heating & cooling: Electric heat; Window/wall air conditioning (A/C window unit)
• Interior features: Cable/satellite available; In-unit laundry; Storage lockers; Wood or simulation wood floors
• Laundry & utility: Washer; Dryer; Washer/dryer combo included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $96k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Cap rate 15.1% vs local median 2.5% in West Bend — 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 79/100 on livability (#80 in WI, #2,147 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F.
• West Bend School District (suburban): math 50% / reading 43% proficiency, ranked #73 of 342 in WI (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 453 units permitted in Washington County in 2024 (105 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $664 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Recommended offer $96,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.97% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.37%
• DSCR: 2.40
• GRM: 4.2

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: 26.3%
• Equity multiple: 2.09×
• Total profit: $29,304
• Equity at exit: $14,314

10-year hold

• IRR: 34.0%
• Equity multiple: 4.11×
• Total profit: $83,585
• Equity at exit: $8,300

Cash invested: $26,880 (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 53090

• Active inventory: 52
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$40
• HOA: −$155
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $703

Break-even live

Break-even rent $1,006

Max offer price $96,000

Occupancy floor 58%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
433 N Main St West Bend, WI	3.0	1.0–2.5	1097	$1,895	$1.73	2d	36	1.45mi

HOA detail condo

• Monthly dues: $155 · $1,860/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-04
   status Pending 765-char remark
2. 2026-04-29
   listed $96,000 Active 765-char remark
3. 2018-10-19
   soldstatus $52,000
4. 2018-09-28
   soldstatus $52,000 Sold 399-char remark

   Show marketing remark (399 chars)

   Very affordable living in this meticulous and well maintained 2br/1ba/1.5 car garage also 1 outdoor parking space. Stove, Refrigerator, New Washer and Dryer, Storage Locker in basement, cozy balcony off Great Room, Built in A/C unit and much more. Enter the light and bright Great Room/Dining area combo w/ carpet. Cozy Kitchen. Large Bathroom. Super location. Perfect for the first time home buyer.

5. 2018-09-11
   status Pending 399-char remark

   Show marketing remark (399 chars)

   Very affordable living in this meticulous and well maintained 2br/1ba/1.5 car garage also 1 outdoor parking space. Stove, Refrigerator, New Washer and Dryer, Storage Locker in basement, cozy balcony off Great Room, Built in A/C unit and much more. Enter the light and bright Great Room/Dining area combo w/ carpet. Cozy Kitchen. Large Bathroom. Super location. Perfect for the first time home buyer.

6. 2018-09-09
   historical Contingent 399-char remark

   Show marketing remark (399 chars)

   Very affordable living in this meticulous and well maintained 2br/1ba/1.5 car garage also 1 outdoor parking space. Stove, Refrigerator, New Washer and Dryer, Storage Locker in basement, cozy balcony off Great Room, Built in A/C unit and much more. Enter the light and bright Great Room/Dining area combo w/ carpet. Cozy Kitchen. Large Bathroom. Super location. Perfect for the first time home buyer.

7. 2018-09-06
   listed $52,500 Active 399-char remark

   Show marketing remark (399 chars)

   Very affordable living in this meticulous and well maintained 2br/1ba/1.5 car garage also 1 outdoor parking space. Stove, Refrigerator, New Washer and Dryer, Storage Locker in basement, cozy balcony off Great Room, Built in A/C unit and much more. Enter the light and bright Great Room/Dining area combo w/ carpet. Cozy Kitchen. Large Bathroom. Super location. Perfect for the first time home buyer.

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$312/yr (+$26/mo · 27.1%)

ⓘ 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 · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,740
• − Mortgage interest: −$5,377
• − Property taxes: −$1,152
• − Insurance: −$480
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$1,860
• − Depreciation: −$2,793
• Taxable income: $7,440
• Est. tax owed @ 24.0%: −$1,786
• After-tax cash flow: $6,646/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: West Bend School District
• NCES district ID: 5516290
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $59,641
• Composite: 40.84/100
• National rank: #3630
• State rank: #73 of 342 in WI

Livability — West Bend

• Score: 79/100
• State rank: #80
• US rank: #2147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Bend, WI
• City population: 27,817
• Population (ZIP): 21,889

Population outlook (Washington County) Hauer SSP2

• Today (2025): 137,678 people
• By 2030: 138,441 · +0.6%
• By 2040: 137,047 · -0.5%
• By 2050: 130,918 · -4.9%
• By 2075: 115,447 · -16.1%
• By 2100: 93,069 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 10% Portuguese 3% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+36.3) · D 31.3% · R 67.6% · Other 1.2%
• 2008→2024 swing: -6.7pp toward R · 2008: -29.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+38.1 2016: R+40.5 2012: R+40.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.72%
• Current HPI: 176.9746
• 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

+92.4% since first listed

8 events — show timeline

• 2026-05-29 Sold (MLS) $101,000 METROMLS
• 2026-05-04 Pending — METROMLS
• 2026-04-29 Listed $96,000 METROMLS
• 2018-10-19 Sold (Public Records) $52,000 Public Records
• 2018-09-28 Sold (MLS) $52,000 METROMLS
• 2018-09-11 Pending — METROMLS
• 2018-09-09 Contingent — METROMLS
• 2018-09-06 Listed $52,500 METROMLS

Property tax history

+1.6%/yr

Latest (2025): $1,152 · +8.6% YoY. Source: county tax records.