W2377 Highway 10 Site #46 · Brillion, WI 54123

$32,500

3 bd · 1.0 ba · 896 sqft · Manufactured · 23 Days on market

Built 2026 Fair condition

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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
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground and community events your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 23 days

Property features AI

Finance

• Other: Spec build
• Financial info: List price $32,000

Exterior

• Utilities: Natural gas available
• Home design: Single-family manufactured/spec home (Plan 92107)
• Construction: 896 living area (square footage provided)
• Exterior features: Located on W2377 Highway 10, Site #46, Forest Junction, WI

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Natural gas heating
• Interior features: Single-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $32k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#250 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Brillion School District (town): math 49% / reading 47% proficiency, ranked #60 of 342 in WI (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 191 units permitted in Calumet County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($225 loan paydown + $975 appreciation (3.0% local appreciation)).
• Calumet 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $32,012 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.15% ✓
• Cap rate: 27.90%
• Cash-on-cash: 77.15%
• DSCR: 4.43
• GRM: 2.6

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: 81.7%
• Equity multiple: 5.53×
• Total profit: $41,195
• Equity at exit: $14,613

10-year hold

• IRR: 81.2%
• Equity multiple: 11.38×
• Total profit: $94,452
• Equity at exit: $22,521

Cash invested: $9,100 (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 54123

• Active inventory: 2
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $585

Break-even live

Break-even rent $284

Max offer price $32,500

Occupancy floor 38%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $32,500 Active 23 DOM
2. 2026-06-17
   days on market $32,500 Active 22 DOM
3. 2026-06-16
   days on market $32,500 Active 21 DOM
4. 2026-06-15
   days on market $32,500 Active 20 DOM
5. 2026-06-15
   days on market $32,500 Active 19 DOM
6. 2026-06-13
   days on market $32,500 Active 18 DOM
7. 2026-06-12
   days on market $32,500 Active 17 DOM
8. 2026-06-09
   days on market $32,500 Active 14 DOM
9. 2026-06-08
   days on market $32,500 Active 13 DOM
10. 2026-06-08
    days on market $32,500 Active 12 DOM
11. 2026-06-07
    days on market $32,500 Active 11 DOM
12. 2026-06-03
    days on market $32,500 Active 8 DOM
13. 2026-06-02
    days on market $32,500 Active 7 DOM
14. 2026-06-01
    pricedays on market $32,500 Active 6 DOM
15. 2026-05-31
    days on market $32,000 Active 5 DOM

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

Taxation est. · year 1

• Rental income: $12,299
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$162
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$945
• Taxable income: $6,915
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $5,361/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home requires significant exterior repairs and maintenance, including a major roof replacement and exterior painting, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant weathering and staining
• Major roof — Visible signs of wear

Value-add opportunities

• Both landscaping and exterior painting — Improving curb appeal and exterior appearance
• Both roof repair or replacement — Essential for structural integrity and preventing water damage

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and staining	Major	$15,000–50,000
roof · Visible signs of wear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and exterior painting — Improving curb appeal and exterior appearance ↑
• Both roof repair or replacement — Essential for structural integrity and preventing water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brillion School District
• NCES district ID: 5501680
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $60,686
• Composite: 42.16/100
• National rank: #3298
• State rank: #60 of 342 in WI

Livability — Brillion

• Score: 72/100
• State rank: #250
• US rank: #6452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Junction, WI
• City population: 5,708
• Population (ZIP): 213

Population outlook (Calumet County) Hauer SSP2

• Today (2025): 51,228 people
• By 2030: 51,515 · +0.6%
• By 2040: 51,080 · -0.3%
• By 2050: 48,824 · -4.7%
• By 2075: 42,337 · -17.4%
• By 2100: 32,629 · -36.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Native American 4% Two or more races 3%
• Hispanic origin (detail): Cuban 6%
• Common ancestry: English 8% Romanian 4% Iranian 1%

Political lean MEDSL · Calumet

• 2024 margin: R (+20.0) · D 39.3% · R 59.3% · Other 1.4%
• 2008→2024 swing: -22.1pp toward R · 2008: 2.2pp · 2024: -20.0pp
• All cycles: 2024: R+20.0 2020: R+19.6 2016: R+21.6 2012: R+11.6 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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