6300 Birch St #95 · Weston, WI 54476

$70,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 43 Days on market

Built 2022 Fair 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2022 Champion mobile home is located in Colonial Gardens within the DC Everest School District. It has an open concept layout with modern finishes. The kitchen is spacious with an 8 ft. 2 in. x 3 ft. 4 in. island providing generous counter seating and prep space. The split bedroom design places the primary suite to the rear, complete with a private bath and a dedicated laundry room nearby. On the opposite side, you?ll find two additional bedrooms and a full bath. Appliances including the refrigerator, range/oven, microwave, dishwasher, washer, and dryer are all included, along with a 12x12 shed for added storage. A well-maintained home with efficient use of space and everyday convenien

Key facts

• Private bath
• Spacious kitchen
• Modern finishes

Tags

• OPEN CONCEPT LAYOUT
• MODERN FINISHES
• SPACIOUS KITCHEN
• GENEROUS COUNTER SEATING
• PRIVATE BATH
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Located in the village of Weston

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; Estimated finished living area about 1,216
• Construction: Shingle roof; Built on slab
• Exterior features: Lot smaller than 1/2 acre

Interior

• Kitchen: Refrigerator; Range/Oven; Dishwasher; Microwave
• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Bathrooms: 2 full bathrooms
• Interior features: No basement (slab foundation)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 1.7% in Weston — 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 (#263 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety D, amenities F, commute F.
• D C Everest Area School District (suburban): math 37% / reading 40% proficiency, ranked #160 of 342 in WI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: D C Everest High (math 25% / reading 33%, grade F, #253 of 483 statewide, top 52%, 1,311 students, 33% FRL).
• Market conditions: 68 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 298 units permitted in Marathon County in 2024 (81 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marathon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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. 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: 2.16% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.52%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $233,472
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6512 Birch St	0.18mi	3/1.5	1,324 (+9%)	14mo	$134,000	$101	63
4109 Douglas Ln	0.41mi	3/2.0	1,300 (+7%)	20mo	$229,900	$177	53
6211 Rodney St	0.54mi	3/1.5	1,248 (+3%)	22mo	$165,000	$132	50
7202 Birch St	0.53mi	3/1.0	1,092 (-10%)	8mo	$210,000	$192	48
2810 Joseph Ave	0.49mi	2/1.0 (-1)	1,104 (-9%)	8mo	$215,000	$195	46
2916 Norma Ave	0.70mi	3/1.0	1,040 (-14%)	12mo	$225,000	$216	29

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: 40.4%
• Equity multiple: 2.73×
• Total profit: $33,956
• Equity at exit: $10,437

10-year hold

• IRR: 46.7%
• Equity multiple: 5.49×
• Total profit: $87,962
• Equity at exit: $6,052

Cash invested: $19,600 (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 54476

• Home prices YoY: -33.7%
• Active inventory: 68
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $711

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 48%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6001 Alderson St Schofield, WI	3.0	1.0	582	$2,275	$3.91	43d	5	0.58mi

Listing history 17 events

1. 2026-06-19
   days on market $70,000 Active 43 DOM
2. 2026-06-18
   days on market $70,000 Active 42 DOM
3. 2026-06-17
   days on market $70,000 Active 41 DOM
4. 2026-06-16
   days on market $70,000 Active 40 DOM
5. 2026-06-15
   days on market $70,000 Active 39 DOM
6. 2026-06-14
   days on market $70,000 Active 37 DOM
7. 2026-06-13
   days on market $70,000 Active 36 DOM
8. 2026-06-10
   days on market $70,000 Active 34 DOM
9. 2026-06-09
   days on market $70,000 Active 33 DOM
10. 2026-06-08
    days on market $70,000 Active 32 DOM
11. 2026-06-07
    days on market $70,000 Active 31 DOM
12. 2026-06-05
    days on market $70,000 Active 28 DOM
13. 2026-06-02
    pricedays on market $70,000 Active 26 DOM
14. 2026-06-01
    days on market $74,000 Active 25 DOM
15. 2026-05-31
    days on market $74,000 Active 24 DOM
16. 2026-05-30
    days on market $74,000 Active 23 DOM
17. 2026-05-07
    listed $74,000 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: $18,146
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$2,036
• Taxable income: $7,886
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $6,638/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Painting the interior walls and landscaping can significantly enhance its appeal.

Repairs flagged

• Minor Paint — Interior walls show signs of wear
• Minor Flooring — Hardwood flooring appears to be in good condition
• Minor Kitchen cabinets — Cabinets appear functional
• Minor Bathrooms — Bathrooms appear functional but show signs of wear
• Minor HVAC system — No visible damage to HVAC system

Value-add opportunities

• Resale Paint interior walls — Fresh paint can improve the home's appearance and value
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Interior walls show signs of wear	Minor	$500–3,000
Flooring · Hardwood flooring appears to be in good condition	Minor	$500–3,000
Kitchen cabinets · Cabinets appear functional	Minor	$500–3,000
Bathrooms · Bathrooms appear functional but show signs of wear	Minor	$500–3,000
HVAC system · No visible damage to HVAC system	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental 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: D C Everest Area School District
• NCES district ID: 5513170
• Math proficiency: 37% ▼ -5.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $59,328
• Composite: 34.14/100
• National rank: #5284
• State rank: #160 of 342 in WI

Livability — Weston

• Score: 71/100
• State rank: #263
• US rank: #6727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, WI
• County: Marathon County · 76,019 people
• City population: 19,377
• Metro: Wausau-Weston, WI
• Population (ZIP): 19,377
• Household income: $78,079
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 493.0

Population outlook (Marathon County) Hauer SSP2

• Today (2025): 138,030 people
• By 2030: 138,087 · +0.0%
• By 2040: 135,688 · -1.7%
• By 2050: 129,390 · -6.3%
• By 2075: 110,912 · -19.6%
• By 2100: 85,136 · -38.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Asian 9% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 18% Portuguese 5% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Asian/Pacific 3% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Marathon

• 2024 margin: R (+18.7) · D 40.1% · R 58.7% · Other 1.2%
• 2008→2024 swing: -27.5pp toward R · 2008: 8.9pp · 2024: -18.7pp
• All cycles: 2024: R+18.7 2020: R+18.0 2016: R+18.2 2012: R+6.1 2008: D+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.33%
• Current HPI: 206.859
• Rent YoY: —
• Metro: Wausau-Weston, 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

1 event — show timeline

• 2026-05-07 Listed $74,000 CWMLS