521 Albion St · Cashton, WI 54619

$155,000

4 bd · 2.0 ba · 1,328 sqft · SingleFamily · 10 Days on market

Built 1910 0.25 ac lot Est $185k · 16% 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).

• ARV discount +14.7/15.0
• Cash flow +14.2/30.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step back in time with this classic 1.5 story home nestled within the small quaint Village of Cashton. Full of character and waiting for the right vision, this property offers a rare opportunity to restore and personalize a piece of local history. Featuring a traditional layout, the home includes 4 bedrooms, a generous living area & original architectural details that hint at its former charm. Large windows invite natural light throughout. While the property does require updates & repairs, it boasts solid bones & great potential for renovation. Whether you're looking to create your dream home or invest in a project property, this home offers a strong foundation to build up

Key facts

• Strong foundation
• 0.25 acre lot
• 2 garage spots

Tags

• ORIGINAL ARCHITECTURAL DETAILS
• STRONG FOUNDATION
• GREAT POTENTIAL FOR RENOVATION

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: Single-family home; 1.5-story design; Entry level main floor; Residential zoning
• Construction: Finished above-grade living area approximately 1,328; No finished below-grade living area; Quarter-acre lot (0.25 acre)
• Exterior features: Deck; Aluminum siding

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator
• Bedrooms: Master bedroom on main level (11 x 17); Bedroom 2 on upper level (11 x 11); Bedroom 3 on upper level (8 x 13); Bedroom 4 on upper level (9 x 13)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Circuit breaker electrical
• Laundry & utility: Washer; Dryer; Cellar with stone foundation

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $27 ($322/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 $137k (11.6% below list).
• Recommended offer: $137k (11.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#372 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, health & safety D, amenities F.
• Cashton School District (rural): math 35% / reading 40% proficiency, ranked #191 of 342 in WI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 93 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,953 (11.6% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.88% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $184,592
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Wisconsin St	0.27mi	3/1.0 (-1)	1,200 (-10%)	6mo	$55,000	$46	58
809 Broadway St	0.36mi	3/2.0 (-1)	1,198 (-10%)	14mo	$250,000	$209	50
710 Hill St	0.57mi	3/1.0 (-1)	1,300 (-2%)	17mo	$180,000	$138	46
827 Kenyon St	0.53mi	3/1.0 (-1)	1,437 (+8%)	9mo	$200,000	$139	45
1117 Main St	0.51mi	3/1.5 (-1)	1,200 (-10%)	13mo	$160,000	$133	42
655 Ontario Ave	0.49mi	3/1.0 (-1)	1,250 (-6%)	20mo	$179,900	$144	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $86,137
• Equity at exit: $139,636

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $252,337
• Equity at exit: $301,131

Cash invested: $43,400 (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 54619

• Active inventory: 7
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$178 /mo · $2,132/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $27

Break-even live

Break-even rent $1,336

Max offer price $155,000

Occupancy floor 93%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $155,000 Active 10 DOM
2. 2026-06-17
   days on market $155,000 Active 9 DOM
3. 2026-06-16
   days on market $155,000 Active 8 DOM
4. 2026-06-15
   days on market $155,000 Active 7 DOM
5. 2026-06-15
   days on market $155,000 Active 6 DOM
6. 2026-06-13
   days on market $155,000 Active 5 DOM
7. 2026-06-12
   days on market $155,000 Active 4 DOM
8. 2026-06-08
   remarks 687-char remark
9. 2026-06-08
   listed $155,000 Active 1 DOM

ⓘ 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: $2,132 · $178/mo
• Projected year-2 tax: $2,500 · $208/mo
• Expected delta: +$368/yr (+$31/mo · 17.2%)

ⓘ 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 1/10 Low 7 d/yr ≥98°F today · 15 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: $16,434
• − Mortgage interest: −$8,682
• − Property taxes: −$2,132
• − Insurance: −$775
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,509
• Taxable loss: −$2,294
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $873/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: Cashton School District
• NCES district ID: 5502340
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $52,680
• Composite: 32.66/100
• National rank: #5660
• State rank: #191 of 342 in WI

Livability — Cashton

• Score: 68/100
• State rank: #372
• US rank: #9380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cashton, WI
• Population (ZIP): 3,842

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 45,682 people
• By 2030: 45,187 · -1.1%
• By 2040: 43,768 · -4.2%
• By 2050: 41,596 · -8.9%
• By 2075: 35,555 · -22.2%
• By 2100: 28,278 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Portuguese 22% Polish 13% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 73% English-only · German/W. Germanic 16% Spanish 10%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+26.1) · D 36.3% · R 62.5% · Other 1.2%
• 2008→2024 swing: -34.1pp toward R · 2008: 8.0pp · 2024: -26.1pp
• All cycles: 2024: R+26.1 2020: R+23.6 2016: R+22.5 2012: R+0.7 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 141.97%
• Current HPI: 352.72
• 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

1 event — show timeline

• 2026-06-08 Listed $155,000 RANWW

Property tax history

+1.5%/yr

Latest (2025): $2,132 · +12.3% YoY. Source: county tax records.