3863 5th Lot 8 Dr · Wisconsin Dells, WI 53965

$114,500

2 bd · 2.0 ba · 1,810 sqft · SingleFamily · 192 Days on market

Built 1995 Good condition $63/sqft · at area comps Est $110k · at est.

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +5.7/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller!!! Step into this beautifully remodeled 2 bed, 2 bath single-wide home, expanded with two generous additions that create warm, flexible living spaces for gatherings, hobbies, or quiet evenings in. A welcoming fireplace anchors the home, turning chilly days into cozy retreats. The wooded lot provides the property in natural privacy, often visited by local wildlife. It feels tucked away, yet you?re only 10 minutes from downtown Wisconsin Dells with its restaurants, shops, waterparks, and year-round attractions. The entire home has been thoughtfully updated from top to bottom and is move-in-ready opportunity. A rare chance to enjoy affordability, comfort, and a peaceful woodland setting. Make it yours and start enjoying the good life today. Lot rent is $430 per month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park details visit: berryridgemhp.com

Key facts

• Wooded lot
• Natural privacy
• Welcoming fireplace

Tags

• REMODELED HOME
• GENEROUS ADDITIONS
• WELCOMING FIREPLACE
• WOODED LOT
• NATURAL PRIVACY
• PEACEFUL WOODLAND SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $114k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 1.5% in Wisconsin Dells — 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 78/100 on livability (#100 in WI, #2,661 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D-, commute F.
• Wisconsin Dells School District (town): math 44% / reading 40% proficiency, ranked #135 of 342 in WI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 195 active listings in the ZIP; 126 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $792 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Adams County population projected at -33% 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $100,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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. 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?
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: 1.30% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.35%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $110,211
• List price: $114,500
• Delta: 3.89%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $5,889
• Equity at exit: $17,072

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $36,664
• Equity at exit: $9,900

Cash invested: $32,060 (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 53965

• Active inventory: 195
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$600
• Tax est. 1.5%: −$143 /mo · $1,718/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $383

Break-even live

Break-even rent $1,002

Max offer price $114,500

Occupancy floor 69%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $114,500 Active 192 DOM
2. 2026-06-18
   days on market $114,500 Active 191 DOM
3. 2026-06-17
   days on market $114,500 Active 190 DOM
4. 2026-06-16
   days on market $114,500 Active 189 DOM
5. 2026-06-15
   days on market $114,500 Active 188 DOM
6. 2026-06-14
   days on market $114,500 Active 186 DOM
7. 2026-06-12
   days on market $114,500 Active 185 DOM
8. 2026-06-09
   days on market $114,500 Active 182 DOM
9. 2026-06-08
   days on market $114,500 Active 181 DOM
10. 2026-06-07
    days on market $114,500 Active 180 DOM
11. 2026-06-05
    days on market $114,500 Active 177 DOM
12. 2026-06-03
    days on market $114,500 Active 176 DOM
13. 2026-06-02
    days on market $114,500 Active 175 DOM
14. 2026-06-01
    days on market $114,500 Active 174 DOM
15. 2026-05-31
    days on market $114,500 Active 173 DOM
16. 2026-05-30
    days on market $114,500 Active 172 DOM
17. 2026-05-08
    price $114,500 903-char remark

    Show marketing remark (903 chars)

    Motivated Seller!!! Step into this beautifully remodeled 2 bed, 2 bath single-wide home, expanded with two generous additions that create warm, flexible living spaces for gatherings, hobbies, or quiet evenings in. A welcoming fireplace anchors the home, turning chilly days into cozy retreats. The wooded lot provides the property in natural privacy, often visited by local wildlife. It feels tucked away, yet you?re only 10 minutes from downtown Wisconsin Dells with its restaurants, shops, waterparks, and year-round attractions. The entire home has been thoughtfully updated from top to bottom and is move-in-ready opportunity. A rare chance to enjoy affordability, comfort, and a peaceful woodland setting. Make it yours and start enjoying the good life today. Lot rent is $430 per month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park details visit: berryridgemhp.com

18. 2026-04-25
    historical 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller!!! Why pay Rent when you can own. .. Check out this great opportunity to own a 3-bedroom, 2-bath mobile home in Barry Ridge Estate, where you can enjoy peaceful country living. This home features numerous recent upgrades, including a new roof, new skirting, several new windows, and a new shed. Inside, you?ll find new flooring throughout most of the home, freshly painted walls and ceilings, and updated bathrooms. Lot rent is $430 Month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park info see: https://www. berryridgemhp.com/ Don?t miss your chance to make this beautifully refreshed home your own!

19. 2026-04-15
    price $124,000 903-char remark

    Show marketing remark (903 chars)

    Motivated Seller!!! Step into this beautifully remodeled 2 bed, 2 bath single-wide home, expanded with two generous additions that create warm, flexible living spaces for gatherings, hobbies, or quiet evenings in. A welcoming fireplace anchors the home, turning chilly days into cozy retreats. The wooded lot provides the property in natural privacy, often visited by local wildlife. It feels tucked away, yet you?re only 10 minutes from downtown Wisconsin Dells with its restaurants, shops, waterparks, and year-round attractions. The entire home has been thoughtfully updated from top to bottom and is move-in-ready opportunity. A rare chance to enjoy affordability, comfort, and a peaceful woodland setting. Make it yours and start enjoying the good life today. Lot rent is $430 per month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park details visit: berryridgemhp.com

20. 2026-04-05
    price $58,500 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller!!! Why pay Rent when you can own. .. Check out this great opportunity to own a 3-bedroom, 2-bath mobile home in Barry Ridge Estate, where you can enjoy peaceful country living. This home features numerous recent upgrades, including a new roof, new skirting, several new windows, and a new shed. Inside, you?ll find new flooring throughout most of the home, freshly painted walls and ceilings, and updated bathrooms. Lot rent is $430 Month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park info see: https://www. berryridgemhp.com/ Don?t miss your chance to make this beautifully refreshed home your own!

21. 2026-03-24
    price $127,500 903-char remark

    Show marketing remark (903 chars)

    Motivated Seller!!! Step into this beautifully remodeled 2 bed, 2 bath single-wide home, expanded with two generous additions that create warm, flexible living spaces for gatherings, hobbies, or quiet evenings in. A welcoming fireplace anchors the home, turning chilly days into cozy retreats. The wooded lot provides the property in natural privacy, often visited by local wildlife. It feels tucked away, yet you?re only 10 minutes from downtown Wisconsin Dells with its restaurants, shops, waterparks, and year-round attractions. The entire home has been thoughtfully updated from top to bottom and is move-in-ready opportunity. A rare chance to enjoy affordability, comfort, and a peaceful woodland setting. Make it yours and start enjoying the good life today. Lot rent is $430 per month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park details visit: berryridgemhp.com

22. 2026-01-15
    price $59,000 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller!!! Why pay Rent when you can own. .. Check out this great opportunity to own a 3-bedroom, 2-bath mobile home in Barry Ridge Estate, where you can enjoy peaceful country living. This home features numerous recent upgrades, including a new roof, new skirting, several new windows, and a new shed. Inside, you?ll find new flooring throughout most of the home, freshly painted walls and ceilings, and updated bathrooms. Lot rent is $430 Month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park info see: https://www. berryridgemhp.com/ Don?t miss your chance to make this beautifully refreshed home your own!

23. 2026-01-11
    price $65,000 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller!!! Why pay Rent when you can own. .. Check out this great opportunity to own a 3-bedroom, 2-bath mobile home in Barry Ridge Estate, where you can enjoy peaceful country living. This home features numerous recent upgrades, including a new roof, new skirting, several new windows, and a new shed. Inside, you?ll find new flooring throughout most of the home, freshly painted walls and ceilings, and updated bathrooms. Lot rent is $430 Month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park info see: https://www. berryridgemhp.com/ Don?t miss your chance to make this beautifully refreshed home your own!

24. 2025-12-09
    listed $134,900 Active 903-char remark

    Show marketing remark (903 chars)

    Motivated Seller!!! Step into this beautifully remodeled 2 bed, 2 bath single-wide home, expanded with two generous additions that create warm, flexible living spaces for gatherings, hobbies, or quiet evenings in. A welcoming fireplace anchors the home, turning chilly days into cozy retreats. The wooded lot provides the property in natural privacy, often visited by local wildlife. It feels tucked away, yet you?re only 10 minutes from downtown Wisconsin Dells with its restaurants, shops, waterparks, and year-round attractions. The entire home has been thoughtfully updated from top to bottom and is move-in-ready opportunity. A rare chance to enjoy affordability, comfort, and a peaceful woodland setting. Make it yours and start enjoying the good life today. Lot rent is $430 per month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park details visit: berryridgemhp.com

25. 2025-11-29
    price $74,900 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller!!! Why pay Rent when you can own. .. Check out this great opportunity to own a 3-bedroom, 2-bath mobile home in Barry Ridge Estate, where you can enjoy peaceful country living. This home features numerous recent upgrades, including a new roof, new skirting, several new windows, and a new shed. Inside, you?ll find new flooring throughout most of the home, freshly painted walls and ceilings, and updated bathrooms. Lot rent is $430 Month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park info see: https://www. berryridgemhp.com/ Don?t miss your chance to make this beautifully refreshed home your own!

26. 2025-11-19
    listed $84,900 Active 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller!!! Why pay Rent when you can own. .. Check out this great opportunity to own a 3-bedroom, 2-bath mobile home in Barry Ridge Estate, where you can enjoy peaceful country living. This home features numerous recent upgrades, including a new roof, new skirting, several new windows, and a new shed. Inside, you?ll find new flooring throughout most of the home, freshly painted walls and ceilings, and updated bathrooms. Lot rent is $430 Month. Buyers must obtain pre-approval from Berry Ridge Estates Management. For park info see: https://www. berryridgemhp.com/ Don?t miss your chance to make this beautifully refreshed home your own!

ⓘ 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: $17,844
• − Mortgage interest: −$6,414
• − Property taxes: −$1,718
• − Insurance: −$572
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,331
• Taxable income: $2,954
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,892/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 Cosmetic rehab

This move-in-ready home features updated interiors and a fresh exterior, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update landscaping — improves curb appeal and enhances property value
• Both install new windows — improves energy efficiency and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update landscaping — improves curb appeal and enhances property value ↑
• Both install new windows — improves energy efficiency and enhances property value ↑

ⓘ 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: Wisconsin Dells School District
• NCES district ID: 5517040
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $47,233
• Composite: 35.91/100
• National rank: #4810
• State rank: #135 of 342 in WI

Livability — Wisconsin Dells

• Score: 78/100
• State rank: #100
• US rank: #2661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Adams County · 10,818 people
• City population: 10,818
• Metro: Madison, WI
• Population (ZIP): 10,818
• Household income: $66,667
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 220.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 18,560 people
• By 2030: 17,523 · -5.6%
• By 2040: 14,888 · -19.8%
• By 2050: 12,359 · -33.4%
• By 2075: 8,662 · -53.3%
• By 2100: 6,000 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 2%

Political lean MEDSL · Adams

• 2024 margin: Strong R (+25.8) · D 34.6% · R 60.4% · Other 5.0%
• 2008→2024 swing: -44.2pp toward R · 2008: 18.3pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+25.7 2016: R+21.8 2012: D+8.7 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.85%
• Current HPI: 234.2781
• Rent YoY: —
• Metro: Madison, WI
• 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

+34.9% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $114,500 SCWMLS
• 2026-04-25 Listing Removed — SCWMLS
• 2026-04-15 Price Changed $124,000 SCWMLS
• 2026-04-05 Price Changed $58,500 SCWMLS
• 2026-03-24 Price Changed $127,500 SCWMLS
• 2026-01-15 Price Changed $59,000 SCWMLS
• 2026-01-11 Price Changed $65,000 SCWMLS
• 2025-12-09 Listed $134,900 SCWMLS
• 2025-11-29 Price Changed $74,900 SCWMLS
• 2025-11-19 Listed $84,900 SCWMLS