W5404 State Road 82 #54 · Mauston, WI 53948

$99,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 19 Days on market

Built 2026 Good 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Personal Property Sale ? No Land Included. Move-in ready! Listing agent is owner of home and manufactured home community. This brand new home offers 3 bedrooms and 2 bathrooms with a modern design and open-concept layout. Featuring fresh finishes throughout, a spacious living area, functional kitchen, and comfortable bedrooms, this home is ready for its first owner. Located in Kountry Aire III, Lot 54, this home is set on a concrete slab and provides a great opportunity for affordable, low-maintenance living in a welcoming community. Site rent is $400/month. Buyers can complete an application for residency online at www. pvpwi.com. Financing options are available, with several lenders exper

Key facts

• Functional kitchen
• Modern design
• Spacious living area

Tags

• MOVE IN READY
• MODERN DESIGN
• OPEN CONCEPT LAYOUT
• FRESH FINISHES
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN

Property features AI

Finance

• Other: Estimated finished above-grade area about 1,140

Exterior

• Utilities: Community well available
• Home design: Single-family property; One story (finished above grade 1,140); Built by builder
• Construction: Vinyl siding
• Exterior features: Vinyl exterior; Zoned RR

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom on the main level, approximately 12 x 15; Second bedroom on the main level, approximately 9 x 11; Third bedroom on the main level, approximately 9 x 10
• Bathrooms: Two full bathrooms; Primary bedroom has a full master bath; at least one tub in the home
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas fuel
• Interior features: Living room with 15 x 16 dimensions; Breakfast bar in the kitchen; No basement (slab)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.4% in Mauston — 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 71/100 on livability (#258 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mauston School District (rural): math 36% / reading 31% proficiency, ranked #248 of 342 in WI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mauston High (math 17% / reading 17%, grade F, #400 of 483 statewide, top 85%, 381 students, 41% FRL).
• Zoned-school proficiency averages 17% at this address vs 34% district-wide (-16 pts) — the specific schools serving this property underperform the Mauston School District average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Juneau County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.45% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 5.7

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $12,799
• Equity at exit: $14,895

10-year hold

• IRR: 20.5%
• Equity multiple: 2.74×
• Total profit: $48,532
• Equity at exit: $8,638

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 53948

• Home prices YoY: -29.4%
• Active inventory: 61
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $455

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 64%

Sensitivity live

Price	-10% $524	-5% $489	+0% $455	+5% $420	+10% $386
Rent	-10% $340	-5% $398	+0% $455	+5% $512	+10% $569
Rate	-1.0pp $505	-0.5pp $480	base $455	+0.5pp $429	+1.0pp $403

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 McEvoy St Mauston, WI	2.0	1.0	825	$1,200	$1.45	15d	1	1.24mi
414 Lincoln St Mauston, WI	2.0	1.0	1200	$1,650	$1.38	15d	1	1.31mi

Listing history 13 events

1. 2026-06-21
   days on market $99,900 Active 19 DOM
2. 2026-06-18
   days on market $99,900 Active 16 DOM
3. 2026-06-17
   days on market $99,900 Active 15 DOM
4. 2026-06-16
   days on market $99,900 Active 14 DOM
5. 2026-06-15
   days on market $99,900 Active 13 DOM
6. 2026-06-14
   days on market $99,900 Active 11 DOM
7. 2026-06-10
   days on market $99,900 Active 8 DOM
8. 2026-06-09
   days on market $99,900 Active 7 DOM
9. 2026-06-08
   days on market $99,900 Active 6 DOM
10. 2026-06-07
    days on market $99,900 Active 5 DOM
11. 2026-06-05
    days on market $99,900 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $99,900 Active 1 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: $17,395
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,906
• Taxable income: $4,112
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,471/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 · 12 photos

Good 80/100 None rehab

This move-in ready home offers a modern design and open-concept layout with fresh finishes throughout. It is located in a welcoming community with affordable living options.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants. ↑

ⓘ 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: Mauston School District
• NCES district ID: 5508850
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $46,779
• Composite: 28.82/100
• National rank: #6658
• State rank: #248 of 342 in WI

Livability — Mauston

• Score: 71/100
• State rank: #258
• US rank: #6593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,221

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 25,013 people
• By 2030: 24,154 · -3.4%
• By 2040: 22,217 · -11.2%
• By 2050: 20,276 · -18.9%
• By 2075: 15,919 · -36.4%
• By 2100: 11,351 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Portuguese 8% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Juneau

• 2024 margin: Solid R (+32.1) · D 33.4% · R 65.6% · Other 1.0%
• 2008→2024 swing: -41.1pp toward R · 2008: 9.0pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+29.2 2016: R+26.3 2012: D+7.1 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.90%
• Current HPI: 263.4253
• 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

• 2026-06-02 Listed $99,900 SCWMLS