1077 Old Hwy 51 Rd S Unit A26 · Woodruff, WI 54568

$22,900

2 bd · 1.0 ba · 720 sqft · Manufactured · 41 Days on market

Built 1970 Fair condition ↓ 25% since listing

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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
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into the peaceful setting of Lakefront RV Park, this turn-key seasonal 2-bedroom, 1-bath mobile home offers an easygoing retreat surrounded by Northwoods beauty. The home includes a comfortable layout with an enclosed porch that adds extra space to relax, plus two separate sheds for all your storage needs. Situated within a 19-acre park on 99-acre Arrowhead Lake, residents enjoy access to a variety of shared amenities, including a playground, sports court, and a clubhouse with a game room. On-site laundry and shower facilities provide added convenience, and boat slip rentals may be available through park management. Whether you're looking for a weekend escape or a place to unwind dur

Key facts

• Two separate sheds
• Sports court
• 19 acre park

Tags

• ENCLOSED PORCH
• TWO SEPARATE SHEDS
• 19 ACRE PARK
• 99 ACRE ARROWHEAD LAKE
• PLAYGROUND
• SPORTS COURT

Property features AI

Finance

• Other: Approximately 720 above-grade finished square feet; Frontage length: 1051; Directions available to unit A26
• HOA & community: Clubhouse; Private maintained road and private road access

Exterior

• Parking: Gravel parking; No garage
• Utilities: Shared well water; Septic tank (shared septic)
• Home design: Mobile home; Residential property; Located in Lakefront RV Park; Single-level entry (mobile home)
• Construction: Composition/shingle roof
• Exterior features: Playground; Shed(s); Waterfront setting on Arrowhead (Little Star)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; No central heating listed
• Interior features: Gas oven, gas range, refrigerator; No fireplace; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $23k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($790 rent vs $23k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.7% vs local median 0.8% in Woodruff — 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 (#78 in WI, #2,111 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Lakeland Uhs School District (rural): math 35% / reading 40% proficiency, ranked #287 of 426 in WI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeland High (math 37% / reading 42%, grade F, #99 of 483 statewide, top 24%, 721 students, 46% FRL).
• Market conditions: 43 active listings in the ZIP; 359 units permitted in Vilas County in 2024 (67 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $158 of loan paydown is wiped out by about $687 of value loss. Plan a longer hold.
• Vilas County population projected at -25% 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $22,213 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 3.45% ✓
• Cap rate: 30.70%
• Cash-on-cash: 87.16%
• DSCR: 4.88
• GRM: 2.4

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: 87.7%
• Equity multiple: 5.05×
• Total profit: $25,962
• Equity at exit: $3,414

10-year hold

• IRR: 90.8%
• Equity multiple: 10.49×
• Total profit: $60,849
• Equity at exit: $1,980

Cash invested: $6,412 (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 54568

• Active inventory: 43
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$120
• Tax est. 1.5%: −$29 /mo · $344/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $466

Break-even live

Break-even rent $200

Max offer price $22,900

Occupancy floor 36%

Sensitivity live

Price	-10% $482	-5% $474	+0% $466	+5% $458	+10% $450
Rent	-10% $403	-5% $435	+0% $466	+5% $497	+10% $528
Rate	-1.0pp $477	-0.5pp $472	base $466	+0.5pp $460	+1.0pp $454

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: $5,725
• Closing costs: $687
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   status $22,900 Pending 41 DOM
2. 2026-06-15
   days on market $22,900 Active 41 DOM
3. 2026-06-15
   days on market $22,900 Active 40 DOM
4. 2026-06-13
   days on market $22,900 Active 39 DOM
5. 2026-06-12
   days on market $22,900 Active 38 DOM
6. 2026-06-09
   days on market $22,900 Active 35 DOM
7. 2026-06-08
   days on market $22,900 Active 34 DOM
8. 2026-06-08
   days on market $22,900 Active 33 DOM
9. 2026-06-05
   days on market $22,900 Active 31 DOM
10. 2026-06-04
    days on market $22,900 Active 30 DOM
11. 2026-06-03
    days on market $22,900 Active 29 DOM
12. 2026-06-02
    days on market $22,900 Active 28 DOM
13. 2026-06-02
    price $22,900 Active 27 DOM
14. 2026-06-01
    days on market $29,900 Active 27 DOM
15. 2026-05-31
    days on market $29,900 Active 26 DOM
16. 2026-05-04
    listed $29,900 Active
17. 2025-09-02
    price $29,900
18. 2025-08-06
    price $33,900
19. 2025-07-17
    price $35,900
20. 2025-07-08
    listed $39,900 Active

ⓘ 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: $9,478
• − Mortgage interest: −$1,283
• − Property taxes: −$344
• − Insurance: −$114
• − Repairs & maintenance: −$758
• − Management: −$758
• − Depreciation: −$666
• Taxable income: $5,554
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,255/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 · 6 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — No photos of kitchen
• Major Bathroom fixtures — No photos of bathroom
• Moderate Exterior siding — Weathered and needs repainting
• Major Carpeted flooring — Worn and needs replacement
• Major Interior walls/paint — Paint is peeling and needs repainting
• Moderate Windows — Not new and may need replacement

Value-add opportunities

• Both Paint interior walls and ceiling — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpeted flooring — New flooring improves comfort and value
• Both Replace kitchen cabinets and fixtures — Modern kitchen enhances functionality and value
• Both Replace windows — New windows improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · No photos of kitchen	Major	$15,000–50,000
Bathroom fixtures · No photos of bathroom	Major	$15,000–50,000
Exterior siding · Weathered and needs repainting	Moderate	$3,000–15,000
Carpeted flooring · Worn and needs replacement	Major	$15,000–50,000
Interior walls/paint · Paint is peeling and needs repainting	Major	$15,000–50,000
Windows · Not new and may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$66,000–230,000

Value-add ROI direction

• Both Paint interior walls and ceiling — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpeted flooring — New flooring improves comfort and value ↑
• Both Replace kitchen cabinets and fixtures — Modern kitchen enhances functionality and value ↑
• Both Replace windows — New windows improve energy efficiency and curb appeal ↑

ⓘ 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: Lakeland Uhs School District
• NCES district ID: 5509630
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $48,769
• Composite: 34.82/100
• National rank: #10016
• State rank: #287 of 426 in WI

Livability — Woodruff

• Score: 79/100
• State rank: #78
• US rank: #2111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,864

Population outlook (Vilas County) Hauer SSP2

• Today (2025): 20,499 people
• By 2030: 19,683 · -4.0%
• By 2040: 17,559 · -14.3%
• By 2050: 15,407 · -24.8%
• By 2075: 13,010 · -36.5%
• By 2100: 10,937 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Portuguese 12% Danish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Vilas

• 2024 margin: Strong R (+23.1) · D 38.0% · R 61.1%
• 2008→2024 swing: -19.0pp toward R · 2008: -4.1pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+21.9 2016: R+25.3 2012: R+13.1 2008: R+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.69%
• Current HPI: 226.0275
• 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

-25.1% since first listed

5 events — show timeline

• 2026-05-04 Listed $29,900 GNMLS
• 2025-09-02 Price Changed $29,900 GNMLS
• 2025-08-06 Price Changed $33,900 GNMLS
• 2025-07-17 Price Changed $35,900 GNMLS
• 2025-07-08 Listed $39,900 GNMLS