127 E High St · Wautoma, WI 54982

$99,000

2 bd · 1.0 ba · 1,056 sqft · Other · 133 Days on market

Built 1969 0.25 ac 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential of this manufactured home in a fantastic location, featuring a spacious yard for outdoor enjoyment. A huge two-car attached garage welcomes you into a bright foyer, which includes rough-in plumbing for a half bath. The living room is kissed in natural sunlight, thanks to its newer windows. The kitchen boasts a pantry and built-in shelving with a cozy dining nook, perfect for everyday meals. Conveniently, laundry is located on the main level. This non-conforming property is ready for a new owner to make it their own. Move in and gradually add your personal touches!

Key facts

• Spacious yard
• Pantry
• Newer windows

Tags

• SPACIOUS YARD
• HUGE TWO-CAR ATTACHED GARAGE
• NEWER WINDOWS
• PANTRY
• BUILT-IN SHELVING
• LAUNDRY ON THE MAIN LEVEL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $98k (0.5% below list).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#660 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Wautoma Area School District (rural): math 31% / reading 32% proficiency, ranked #265 of 342 in WI (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverview Elementary (math 52% / reading 27%, grade F, #490 of 1,041 statewide, top 53%, 342 students, 60% FRL); Parkside School (math 30% / reading 34%, grade F, #232 of 383 statewide, top 64%, 471 students, 57% FRL); Wautoma High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 375 students, 54% FRL).
• Market conditions: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 127 units permitted in Waushara County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Waushara County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $99k implies a 296% gain — meaningful room to come down on a strong offer.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.4

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-6,423
• Equity at exit: $14,761

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $6,736
• Equity at exit: $8,560

Cash invested: $27,720 (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 54982

• Home prices YoY: -19.3%
• Active inventory: 54
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $151

Break-even live

Break-even rent $793

Max offer price $99,000

Occupancy floor 80%

Sensitivity live

Price	-10% $207	-5% $179	+0% $151	+5% $123	+10% $95
Rent	-10% $74	-5% $112	+0% $151	+5% $190	+10% $229
Rate	-1.0pp $201	-0.5pp $177	base $151	+0.5pp $126	+1.0pp $100

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
270 N Century Dr Wautoma, WI	2.0	2.0	1036	$985	$0.95	25d	1	0.88mi

Listing history 9 events

1. 2026-06-05
   days on market $99,000 Active 133 DOM
2. 2026-06-04
   days on market $99,000 Active 132 DOM
3. 2026-06-03
   days on market $99,000 Active 131 DOM
4. 2026-06-02
   days on market $99,000 Active 130 DOM
5. 2026-06-01
   days on market $99,000 Active 129 DOM
6. 2026-05-31
   days on market $99,000 Active 128 DOM
7. 2026-01-23
   listed $99,000 Active 593-char remark

   Show marketing remark (593 chars)

   Discover the potential of this manufactured home in a fantastic location, featuring a spacious yard for outdoor enjoyment. A huge two-car attached garage welcomes you into a bright foyer, which includes rough-in plumbing for a half bath. The living room is kissed in natural sunlight, thanks to its newer windows. The kitchen boasts a pantry and built-in shelving with a cozy dining nook, perfect for everyday meals. Conveniently, laundry is located on the main level. This non-conforming property is ready for a new owner to make it their own. Move in and gradually add your personal touches!

8. 2016-09-15
   soldstatus $25,000
9. 2002-03-08
   soldstatus $23,500

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $1,314 · $110/mo
• Expected delta: +$517/yr (+$43/mo · 64.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,820
• − Mortgage interest: −$5,546
• − Property taxes: −$797
• − Insurance: −$495
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,880
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $1,765/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: Wautoma Area School District
• NCES district ID: 5515960
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $43,083
• Composite: 26.79/100
• National rank: #7125
• State rank: #265 of 342 in WI

Livability — Wautoma

• Score: 61/100
• State rank: #660
• US rank: #17491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wautoma, WI
• City population: 6,881
• Population (ZIP): 6,881

Population outlook (Waushara County) Hauer SSP2

• Today (2025): 22,669 people
• By 2030: 21,697 · -4.3%
• By 2040: 19,329 · -14.7%
• By 2050: 17,051 · -24.8%
• By 2075: 13,928 · -38.6%
• By 2100: 11,483 · -49.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 10% Portuguese 4% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 3%

Political lean MEDSL · Waushara

• 2024 margin: Solid R (+35.2) · D 31.8% · R 67.0% · Other 1.1%
• 2008→2024 swing: -36.0pp toward R · 2008: 0.8pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+34.1 2016: R+32.3 2012: R+10.2 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.47%
• Current HPI: 206.7971
• 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

+321.3% since first listed

3 events — show timeline

• 2026-01-23 Listed $99,000 SCWMLS
• 2016-09-15 Sold (Public Records) $25,000 Public Records
• 2002-03-08 Sold (Public Records) $23,500 Public Records

Property tax history

+2.9%/yr

Latest (2024): $797 · +9.2% YoY. Source: county tax records.