2504 River Rd #7426 · Wisconsin Dells, WI 53965

$86,900

1 bd · 1.0 ba · 735 sqft · Condo · 8 Days on market

Built 2007 $118/sqft · 25% below area Est $116k · 25% under $625/mo HOA · 53% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• 1% rule +8.6/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Cash flow +2.8/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your Golf & Waterpark Getaway Awaits- tee off surrounded by the amazing Wisconsin Dells area fall colors or take the kids & slide down one of Chula Vista's slides at the indoor/outdoor waterpark. This Chula Vista Fairway Golf Condo provides an awesome vacation destination & investment option. Looking for a business getaway for your clients or employees? Guests will love the ample sleeping options including a lofted bedroom above the primary sleeping area, full kitchen & gas fireplace! Relax with morning coffee on the balcony while taking in golf course views. Is it a fun-filled day at the waterpark, 18 holes, or head on down the road to experience all that downtown WI Dells has to offer! Choose the optional rental program or keep it all to yourself!

Key facts

• Cozy gas fireplace
• Full kitchenette
• Lofted bedroom

Tags

• GOLF COURSE VIEWS
• FULL KITCHENETTE
• COZY GAS FIREPLACE
• DUAL SLEEPING AREAS
• LOFTED BEDROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $87k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $45k (48.1% below list).
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $45k (48.1% below list) — sets the bar for cash-flow.
• Cap rate 2.3% 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 $601 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $45,078 (48.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 2.30%
• Cash-on-cash: -14.25%
• DSCR: 0.37
• GRM: 6.1

CMA / ARV

• ARV (median comp): $116,230
• List price: $86,900
• Delta: -20.07%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -42.4%
• Equity multiple: -0.32×
• Total profit: $-32,088
• Equity at exit: $12,957

10-year hold

• IRR: -65.9%
• Equity multiple: -1.06×
• Total profit: $-50,012
• Equity at exit: $7,514

Cash invested: $24,332 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,304/yr
• Insurance: −$36
• HOA: −$625
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-289

Break-even live

Break-even rent $1,551

Max offer price $45,078

Occupancy floor —

Sensitivity live

Price	-10% $-229	-5% $-259	+0% $-289	+5% $-319	+10% $-349
Rent	-10% $-383	-5% $-336	+0% $-289	+5% $-242	+10% $-195
Rate	-1.0pp $-245	-0.5pp $-267	base $-289	+0.5pp $-312	+1.0pp $-334

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $86,900 Active 8 DOM
2. 2026-06-18
   days on market $86,900 Active 7 DOM
3. 2026-06-17
   days on market $86,900 Active 6 DOM
4. 2026-06-16
   days on market $86,900 Active 5 DOM
5. 2026-06-15
   days on market $86,900 Active 4 DOM
6. 2026-06-14
   days on market $86,900 Active 2 DOM
7. 2026-06-12
   remarks 695-char remark
8. 2026-06-12
   pricedays on marketlisting id $86,900 Active 1 DOM
9. 2026-06-09
   days on market $92,900 Active 283 DOM
10. 2026-06-08
    days on market $92,900 Active 282 DOM
11. 2026-06-07
    days on market $92,900 Active 281 DOM
12. 2026-06-05
    days on market $92,900 Active 278 DOM
13. 2026-06-03
    days on market $92,900 Active 277 DOM
14. 2026-06-02
    days on market $92,900 Active 276 DOM
15. 2026-06-01
    days on market $92,900 Active 275 DOM
16. 2026-05-31
    days on market $92,900 Active 274 DOM
17. 2026-05-30
    days on market $92,900 Active 273 DOM
18. 2025-08-30
    listed $92,900 Active 783-char remark

    Show marketing remark (783 chars)

    Your Golf & Waterpark Getaway Awaits- tee off surrounded by the amazing Wisconsin Dells area fall colors or take the kids & slide down one of Chula Vista's slides at the indoor/outdoor waterpark. This Chula Vista Fairway Golf Condo provides an awesome vacation destination & investment option. Looking for a business getaway for your clients or employees? Guests will love the ample sleeping options including a lofted bedroom above the primary sleeping area, full kitchen & gas fireplace! Relax with morning coffee on the balcony while taking in golf course views. Is it a fun-filled day at the waterpark, 18 holes, or head on down the road to experience all that downtown WI Dells has to offer! Choose the optional rental program or keep it all to yourself!

19. 2025-08-29
    listed $92,900 Active 748-char remark

    Show marketing remark (748 chars)

    Your Golf & Waterpark Getaway Awaits- tee off surrounded by the amazing Wisconsin Dells area fall colors or take the kids & slide down one of Chula Vista?s slides at the indoor/outdoor waterpark. This Chula Vista Fairway Golf Condo provides an awesome vacation destination & investment option. Looking for a business getaway for your clients or employees? Guests will love the ample sleeping options including a lofted bedroom above the primary sleeping area, full kitchen & gas fireplace! Relax on the balcony while taking in golf course views. Is it a fun-filled day at the waterpark, 18 holes, or head on down to experience all that downtown WI Dells has to offer! Choose the optional rental program or keep for yourself!

20. 2025-08-22
    historical $92,900 783-char remark

    Show marketing remark (783 chars)

    Your Golf & Waterpark Getaway Awaits- tee off surrounded by the amazing Wisconsin Dells area fall colors or take the kids & slide down one of Chula Vista's slides at the indoor/outdoor waterpark. This Chula Vista Fairway Golf Condo provides an awesome vacation destination & investment option. Looking for a business getaway for your clients or employees? Guests will love the ample sleeping options including a lofted bedroom above the primary sleeping area, full kitchen & gas fireplace! Relax with morning coffee on the balcony while taking in golf course views. Is it a fun-filled day at the waterpark, 18 holes, or head on down the road to experience all that downtown WI Dells has to offer! Choose the optional rental program or keep it all to yourself!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $14,226
• − Mortgage interest: −$4,868
• − Property taxes: −$1,304
• − Insurance: −$434
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − HOA: −$7,500
• − Depreciation: −$2,528
• Taxable loss: −$4,684
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $-2,344/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 — 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

• Census place: Wisconsin Dells, WI
• 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

+0.0% since first listed

3 events — show timeline

• 2025-08-30 Listed $92,900 METROMLS
• 2025-08-29 Listed $92,900 SCWMLS
• 2025-08-22 Coming Soon $92,900 METROMLS