W8604 Buckley Blvd · Briggsville, WI 53920

$199,900

2 bd · 2.0 ba · 768 sqft · Other · 4 Days on market

Built 2016 8,712 sqft lot

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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 +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy affordable lake-area living with this well-maintained 2016 manufactured home featuring 2 bedrooms, 2 full baths, and deeded access to Lake Mason. Whether you're looking for a year-round residence, weekend getaway, or recreational retreat, this property offers comfort, convenience, and access to some of Central Wisconsin's best outdoor attractions. The home comes fully furnished, making it move-in ready from day one. Inside you'll find a functional floor plan with an open living area, spacious kitchen, and comfortable bedrooms. Outside, enjoy a nicely maintained lawn, small deck for relaxing or entertaining, carport for covered parking, and both a storage shed and garden shed for your

Key facts

• Small deck
• Carport
• Storage shed

Tags

• DEEDED ACCESS TO LAKE MASON
• FULLY FURNISHED
• NICELY MAINTAINED LAWN
• SMALL DECK
• CARPORT
• STORAGE SHED

Property features AI

Finance

• Other: Estimated finished above-grade living area: 768 (estimated range 751–1000); Lot size about 0.2 acre

Exterior

• Parking: Carport
• Utilities: Well water; Private septic system
• Home design: Single-family home; Residential zoning
• Construction: Built/recorded by owner (year source: owner)
• Exterior features: Vinyl exterior; Deck; Storage building (outbuilding); Deeded lake access (no frontage) — access to lake

Interior

• Kitchen: Range/oven; Refrigerator; Breakfast bar
• Bedrooms: Master bedroom (Main) — 11 x 12; Bedroom 2 (Main) — 11 x 12
• Bathrooms: Two full bathrooms; Master bedroom has a full en-suite bath
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heating fuel
• Interior features: High-speed internet
• Laundry & utility: No basement (slab)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Wisconsin Dells High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 603 students, 48% FRL).
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Wisconsin Dells School District average; the district grade overstates school quality for this exact location.
• Market conditions: 5 active listings in the ZIP; 95 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (4.6% local appreciation)).
• Marquette County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $199,900

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. 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.
3. 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.
4. 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: 1.38% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.06%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.81×
• Total profit: $101,465
• Equity at exit: $108,859

10-year hold

• IRR: 28.6%
• Equity multiple: 5.60×
• Total profit: $257,218
• Equity at exit: $184,318

Cash invested: $55,972 (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 53920

• Home prices YoY: 2.4%
• Active inventory: 5
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,761 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $936

Break-even live

Break-even rent $1,577

Max offer price $199,900

Occupancy floor 61%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $199,900 Active 4 DOM
2. 2026-06-18
   days on market $199,900 Active 3 DOM
3. 2026-06-17
   days on market $199,900 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $199,900 Active 1 DOM

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

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $1,369 · $114/mo
• Projected year-2 tax: $2,533 · $211/mo
• Expected delta: +$1,165/yr (+$97/mo · 85.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,133
• − Mortgage interest: −$11,198
• − Property taxes: −$1,369
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − Depreciation: −$5,815
• Taxable income: $8,451
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $9,199/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: 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 — Briggsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Briggsville, WI
• Population (ZIP): 544

Population outlook (Marquette County) Hauer SSP2

• Today (2025): 14,049 people
• By 2030: 13,362 · -4.9%
• By 2040: 11,850 · -15.7%
• By 2050: 10,519 · -25.1%
• By 2075: 8,457 · -39.8%
• By 2100: 7,077 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 27% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Romanian 6% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Arabic 2%

Political lean MEDSL · Marquette

• 2024 margin: Strong R (+29.6) · D 34.6% · R 64.2% · Other 1.2%
• 2008→2024 swing: -34.9pp toward R · 2008: 5.3pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+27.4 2016: R+24.4 2012: D+4.5 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.63%
• Current HPI: 198.7243
• 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

• 2026-06-15 Listed $199,900 SCWMLS

Property tax history

+4.6%/yr

Latest (2025): $1,369 · +4.3% YoY. Source: county tax records.