N3305 Cty M #125 · West Salem, WI 55469

$65,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 57 Days on market

Built 2015 435 sqft lot ↓ 19% since listing

---

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 +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don?t miss this beautifully maintained 2015 Fortune 16x80 mobile home featuring 3 spacious bedrooms and 2 full bathrooms. Step inside to a clean, modern interior with an open and roomy layout that feels warm and welcoming. Recent updates include new flooring throughout and a frost barrier installed under the home for added comfort and efficiency. All appliances are less than 3 years old, making this home truly move-in ready. Well cared for and priced to sell, this is an excellent opportunity for comfortable, affordable living.

Key facts

• Modern interior
• Move-in ready
• New flooring

Tags

• MODERN INTERIOR
• OPEN LAYOUT
• NEW FLOORING
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#155 in WI, #4,243 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• West Salem School District (suburban): math 46% / reading 43% proficiency, ranked #86 of 342 in WI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• La Crosse County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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: 1.54% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.47%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $270,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
353 Rose Street St N	0.17mi	2/1.0 (-1)	1,222 (-4%)	0mo	$258,000	$211	75
222 Lincoln Avenue Ave N	0.26mi	3/1.0	1,222 (-4%)	2mo	$245,000	$200	75
404 Tilson Street North St	0.24mi	3/1.0	1,300 (+2%)	13mo	$299,500	$230	72
W2869 Buol Rd	0.53mi	3/2.0	1,300 (+2%)	7mo	$177,000	$136	67
544 Leonard Street St N	0.31mi	3/2.0	1,160 (-9%)	4mo	$385,000	$332	67
133 Hamlin Street West St	0.32mi	3/2.0	1,321 (+3%)	22mo	$295,000	$223	62
353 Rose Street North St	0.17mi	2/1.0 (-1)	1,222 (-4%)	22mo	$211,000	$173	57
120 Van Ness Street North St	0.22mi	3/1.0	1,444 (+13%)	13mo	$335,000	$232	54
428 Franklin Street West St	0.31mi	2/1.0 (-1)	1,248 (-2%)	23mo	$235,000	$188	54
252 Hamlin Street East St	0.37mi	4/2.0 (+1)	1,459 (+14%)	19mo	$311,000	$213	39
132 West Avenue South Ave	0.52mi	2/1.0 (-1)	1,139 (-11%)	17mo	$189,000	$166	34
151 West Avenue South Ave	0.50mi	2/1.0 (-1)	1,140 (-11%)	19mo	$240,000	$211	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 28.7%
• Equity multiple: 2.62×
• Total profit: $29,551
• Equity at exit: $29,227

10-year hold

• IRR: 29.2%
• Equity multiple: 5.11×
• Total profit: $74,810
• Equity at exit: $45,042

Cash invested: $18,200 (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 55469

• Active inventory: 1
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $341

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 61%

Sensitivity live

Price	-10% $386	-5% $363	+0% $341	+5% $318	+10% $296
Rent	-10% $262	-5% $301	+0% $341	+5% $380	+10% $420
Rate	-1.0pp $374	-0.5pp $357	base $341	+0.5pp $324	+1.0pp $307

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 West Ave Unit 5 West Salem, WI	2.0	2.0	950	$1,000	$1.05	15d	1	0.49mi

Listing history 22 events

1. 2026-06-21
   days on market $65,000 Active 57 DOM
2. 2026-06-19
   days on market $65,000 Active 55 DOM
3. 2026-06-18
   days on market $65,000 Active 54 DOM
4. 2026-06-17
   days on market $65,000 Active 53 DOM
5. 2026-06-16
   days on market $65,000 Active 52 DOM
6. 2026-06-15
   days on market $65,000 Active 51 DOM
7. 2026-06-14
   days on market $65,000 Active 49 DOM
8. 2026-06-13
   days on market $65,000 Active 48 DOM
9. 2026-06-10
   days on market $65,000 Active 46 DOM
10. 2026-06-09
    days on market $65,000 Active 45 DOM
11. 2026-06-08
    days on market $65,000 Active 44 DOM
12. 2026-06-07
    days on market $65,000 Active 43 DOM
13. 2026-06-05
    days on market $65,000 Active 40 DOM
14. 2026-06-03
    days on market $65,000 Active 39 DOM
15. 2026-06-02
    days on market $65,000 Active 38 DOM
16. 2026-06-01
    days on market $65,000 Active 37 DOM
17. 2026-05-31
    days on market $65,000 Active 36 DOM
18. 2026-05-30
    days on market $65,000 Active 35 DOM
19. 2026-01-22
    status Pending
20. 2026-01-13
    price $65,000
21. 2026-01-06
    price $75,000
22. 2025-12-19
    listed $80,000 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: $12,000
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,891
• Taxable income: $3,248
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $3,310/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: West Salem School District
• NCES district ID: 5516350
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $66,312
• Composite: 39.8/100
• National rank: #3879
• State rank: #86 of 342 in WI

Livability — West Salem

• Score: 75/100
• State rank: #155
• US rank: #4243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Salem, WI

Population outlook (La Crosse County) Hauer SSP2

• Today (2025): 126,082 people
• By 2030: 130,161 · +3.2%
• By 2040: 137,231 · +8.8%
• By 2050: 143,506 · +13.8%
• By 2075: 160,149 · +27.0%
• By 2100: 166,408 · +32.0%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• 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

Price history

-18.8% since first listed

4 events — show timeline

• 2026-01-22 Pending — SCWMLS
• 2026-01-13 Price Changed $65,000 SCWMLS
• 2026-01-06 Price Changed $75,000 SCWMLS
• 2025-12-19 Listed $80,000 SCWMLS