W6484 E Pine St · Kingston, WI 53926

$99,900

2 bd · 1.0 ba · 690 sqft · SingleFamily · 48 Days on market

Built 1994 3,484 sqft 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 +15.7/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming rural property offering comfort, space, and versatility in a peaceful Dalton setting. This well-maintained home features a functional layout with inviting living spaces, abundant natural light, and plenty of room to make it your own. The kitchen offers ample cabinetry and workspace, seamlessly connecting to the dining and living areas?great for both everyday living and entertaining. Step outside to enjoy the surroundings, with space ideal for recreation, gardening, or simply relaxing in the quiet of the countryside. Storage shed provide excellent options for storage, workshop space, or hobbies. Recent updates add value and peace of mind, including a newer furnace, central air, elec

Key facts

• Newer furnace
• Ample cabinetry
• Storage shed

Tags

• RURAL PROPERTY
• FUNCTIONAL LAYOUT
• AMPLE CABINETRY
• STORAGE SHED
• NEWER FURNACE
• CENTRAL AIR

Property features AI

Finance

• Other: Estimated improvement value available from public records

Exterior

• Utilities: Well water; Private septic system
• Home design: Single-family, 1-story; Approximately 690 finished above-grade square feet; Crawl space foundation; Zoned residential
• Construction: Vinyl siding
• Exterior features: Deck; Vinyl exterior; Storage building on lot

Interior

• Kitchen: Range/Oven; Refrigerator
• Bedrooms: Master bedroom on main (approx. 10 x 8); Second bedroom on main (approx. 8 x 7)
• Bathrooms: One full bathroom; No master bedroom bath
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Cable/satellite available; High-speed internet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $44 ($527/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 $85k (15.3% below list).
• Recommended offer: $85k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#548 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Markesan School District (rural): math 41% / reading 39% proficiency, ranked #151 of 342 in WI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Markesan High (math 37% / reading 32%, grade F, #144 of 483 statewide, top 36%, 254 students, 36% FRL).
• Market conditions: 3 active listings in the ZIP; 38 units permitted in Green Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $9k appreciation (8.6% local appreciation)).
• Green Lake County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $84,580 (15.3% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 15% 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 F-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: 0.85% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.71×
• Total profit: $47,949
• Equity at exit: $80,182

10-year hold

• IRR: 20.6%
• Equity multiple: 5.91×
• Total profit: $137,306
• Equity at exit: $163,432

Cash invested: $27,972 (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 53926

• Home prices YoY: 4.5%
• Active inventory: 3
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $44

Break-even live

Break-even rent $790

Max offer price $99,900

Occupancy floor 90%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $99,900 Active 48 DOM
2. 2026-06-17
   days on market $99,900 Active 47 DOM
3. 2026-06-16
   days on market $99,900 Active 46 DOM
4. 2026-06-15
   days on market $99,900 Active 45 DOM
5. 2026-06-15
   days on market $99,900 Active 44 DOM
6. 2026-06-13
   days on market $99,900 Active 43 DOM
7. 2026-06-12
   days on market $99,900 Active 42 DOM
8. 2026-06-09
   days on market $99,900 Active 39 DOM
9. 2026-06-08
   days on market $99,900 Active 38 DOM
10. 2026-06-08
    days on market $99,900 Active 37 DOM
11. 2026-06-05
    days on market $99,900 Active 35 DOM
12. 2026-06-03
    days on market $99,900 Active 33 DOM
13. 2026-06-02
    days on market $99,900 Active 32 DOM
14. 2026-06-01
    days on market $99,900 Active 31 DOM
15. 2026-05-31
    days on market $99,900 Active 30 DOM
16. 2026-05-01
    listed $99,900 Active 937-char remark
17. 2023-08-08
    soldstatus $55,000
18. 2004-07-29
    soldstatus $87,333

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$571/yr (+$48/mo · 81.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,150
• − Mortgage interest: −$5,596
• − Property taxes: −$705
• − Insurance: −$500
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$2,906
• Taxable loss: −$1,181
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $810/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: Markesan School District
• NCES district ID: 5508760
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $50,532
• Composite: 34.56/100
• National rank: #5170
• State rank: #151 of 342 in WI

Livability — Kingston

• Score: 64/100
• State rank: #548
• US rank: #14105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dalton, WI
• City population: 269
• Population (ZIP): 1,877

Population outlook (Green Lake County) Hauer SSP2

• Today (2025): 18,322 people
• By 2030: 17,895 · -2.3%
• By 2040: 16,822 · -8.2%
• By 2050: 15,695 · -14.3%
• By 2075: 14,062 · -23.3%
• By 2100: 12,119 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Polish 18% Portuguese 4% Iranian 3%
• Languages at home: 67% English-only · German/W. Germanic 32%

Political lean MEDSL · Green Lake

• 2024 margin: Solid R (+36.3) · D 31.3% · R 67.6% · Other 1.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -14.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.8 2016: R+37.7 2012: R+20.6 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.62%
• Current HPI: 200.7212
• 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

+14.4% since first listed

3 events — show timeline

• 2026-05-01 Listed $99,900 SCWMLS
• 2023-08-08 Sold (Public Records) $55,000 Public Records
• 2004-07-29 Sold (Public Records) $87,333 Public Records

Property tax history

-0.4%/yr

Latest (2025): $705 · +17.3% YoY. Source: county tax records.