535 Collin Dr · Tomah, WI 54660

$137,500

2 bd · 2.0 ba · 1,280 sqft · SingleFamily · 158 Days on market

Built 2020 ↓ 5% since listing

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ARE YOU LOOKING FOR. .. .. Simplified Living? Property Located at "LAKESHORE LANDING". This Home includes Custom features, i. e 2x6 walls, R38 insulation, sheetrock, solid wood cabinets, and trim, stainless black appliances, walk-in closets. Master bath has large tiled walk-in shower, raised double vanity, laundry room w/ sink. Cov. Porch w/ ceiling fan 8X16, Deck 12x14, concrete area between home/garage, handicap accessible exterior/interior doors. This home has plenty of storage. This is a manufactured home, NO land. You own the home, LakeShore Landing provides garage, lawn care, you pay lot rent monthly, plus utilities. Buyer needs to be pre-approved by Lakeshore Landing. Greenspace, walking areas, quiet, country vibe, but in the city. * * * * SELLER WILL PAY 4 MONTHS LOT RENT FOR YOU! * * * *

Key facts

• 2x6 walls
• Walk in closets
• Hard wood cabinets

Tags

• 2X6 WALLS
• R38 INSULATION
• HARD WOOD CABINETS
• STAINLESS BLACK APPLIANCES
• WALK IN CLOSETS
• LARGE WALK IN TILES SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $22 ($269/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 $123k (10.5% below list).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.6% in Tomah — 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 (#83 in WI, #2,189 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F.
• Tomah Area School District (town): math 27% / reading 28% proficiency, ranked #293 of 342 in WI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lemonweir Elementary (math 22% / reading 22%, grade F, #823 of 1,041 statewide, top 82%, 290 students, 71% FRL); Tomah Middle (math 28% / reading 29%, grade F, #282 of 383 statewide, top 76%, 676 students, 46% FRL); Tomah High (math 11% / reading 25%, grade F, #397 of 483 statewide, top 82%, 868 students, 41% FRL) — zoned schools average 53% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 93 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $951 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $121,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.3

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-20,832
• Equity at exit: $20,502

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-16,223
• Equity at exit: $11,888

Cash invested: $38,500 (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 54660

• Home prices YoY: -23.5%
• Active inventory: 86
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$721
• Tax est. 1.5%: −$172 /mo · $2,062/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $22

Break-even live

Break-even rent $1,203

Max offer price $137,500

Occupancy floor 93%

Sensitivity live

Price	-10% $117	-5% $70	+0% $22	+5% $-25	+10% $-73
Rent	-10% $-75	-5% $-26	+0% $22	+5% $71	+10% $120
Rate	-1.0pp $92	-0.5pp $57	base $22	+0.5pp $-13	+1.0pp $-49

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 E Veterans St Tomah, WI	2.0	1.0	950	$1,300	$1.37	25d	1	1.38mi
209 E Veterans St Tomah, WI	1.0–2.0	1.0	825	$1,300	$1.58	16d	2	1.38mi
220 Murdock St Tomah, WI	2.0	1.0	1096	$1,200	$1.09	45d	1	1.43mi
260 Murdock St Tomah, WI	3.0	1.0	1114	$1,450	$1.30	25d	1	1.43mi
202 Murdock St Tomah, WI	2.0–3.0	1.0	1131	$1,200	$1.06	16d	3	1.45mi
1028 Berry Ave Tomah, WI	2.0	1.5	1044	$1,400	$1.34	16d	2	1.49mi

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-04-01
   historical Offer Show
3. 2025-11-21
   listed $137,500 Active
4. 2025-11-18
   historical 823-char remark

   Show marketing remark (823 chars)

   ARE YOU LOOKING FOR. .. .. Simplified Living? Property Located at "LAKESHORE LANDING". This Home includes Custom features, i. e 2x6 walls, R38 insulation, sheetrock, solid wood cabinets, and trim, stainless black appliances, walk-in closets. Master bath has large tiled walk-in shower, raised double vanity, laundry room w/ sink. Cov. Porch w/ ceiling fan 8X16, Deck 12x14, concrete area between home/garage, handicap accessible exterior/interior doors. This home has plenty of storage. This is a manufactured home, NO land. You own the home, LakeShore Landing provides garage, lawn care, you pay lot rent monthly, plus utilities. Buyer needs to be pre-approved by Lakeshore Landing. Greenspace, walking areas, quiet, country vibe, but in the city. * * * * SELLER WILL PAY 4 MONTHS LOT RENT FOR YOU! * * * *

5. 2025-10-06
   price $137,500 823-char remark

   Show marketing remark (823 chars)

   ARE YOU LOOKING FOR. .. .. Simplified Living? Property Located at "LAKESHORE LANDING". This Home includes Custom features, i. e 2x6 walls, R38 insulation, sheetrock, solid wood cabinets, and trim, stainless black appliances, walk-in closets. Master bath has large tiled walk-in shower, raised double vanity, laundry room w/ sink. Cov. Porch w/ ceiling fan 8X16, Deck 12x14, concrete area between home/garage, handicap accessible exterior/interior doors. This home has plenty of storage. This is a manufactured home, NO land. You own the home, LakeShore Landing provides garage, lawn care, you pay lot rent monthly, plus utilities. Buyer needs to be pre-approved by Lakeshore Landing. Greenspace, walking areas, quiet, country vibe, but in the city. * * * * SELLER WILL PAY 4 MONTHS LOT RENT FOR YOU! * * * *

6. 2025-06-30
   listed $144,900 Active 823-char remark

   Show marketing remark (823 chars)

   ARE YOU LOOKING FOR. .. .. Simplified Living? Property Located at "LAKESHORE LANDING". This Home includes Custom features, i. e 2x6 walls, R38 insulation, sheetrock, solid wood cabinets, and trim, stainless black appliances, walk-in closets. Master bath has large tiled walk-in shower, raised double vanity, laundry room w/ sink. Cov. Porch w/ ceiling fan 8X16, Deck 12x14, concrete area between home/garage, handicap accessible exterior/interior doors. This home has plenty of storage. This is a manufactured home, NO land. You own the home, LakeShore Landing provides garage, lawn care, you pay lot rent monthly, plus utilities. Buyer needs to be pre-approved by Lakeshore Landing. Greenspace, walking areas, quiet, country vibe, but in the city. * * * * SELLER WILL PAY 4 MONTHS LOT RENT FOR YOU! * * * *

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°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: $14,775
• − Mortgage interest: −$7,702
• − Property taxes: −$2,062
• − Insurance: −$688
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$4,000
• Taxable loss: −$2,041
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $759/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: Tomah Area School District
• NCES district ID: 5514910
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $50,063
• Composite: 24.14/100
• National rank: #7747
• State rank: #293 of 342 in WI

Livability — Tomah

• Score: 79/100
• State rank: #83
• US rank: #2189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tomah, WI
• County: Monroe County · 16,124 people
• City population: 16,124
• Metro: nan
• Population (ZIP): 16,124
• Household income: $61,186
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 427.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 1% Native American 1%
• Common ancestry: Portuguese 12% Romanian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1%

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: ▼ -64.36%
• Current HPI: 209.1207
• Rent YoY: —
• Metro: nan
• 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

-5.1% since first listed

6 events — show timeline

• 2026-04-28 Pending — SCWMLS
• 2026-04-01 Contingent — SCWMLS
• 2025-11-21 Listed $137,500 SCWMLS
• 2025-11-18 Listing Removed — SCWMLS
• 2025-10-06 Price Changed $137,500 SCWMLS
• 2025-06-30 Listed $144,900 SCWMLS