1870 County Road F Rd #43 · Quincy, WI 53934

$89,900

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 29 Days on market

Built 2003 Good condition Est $122k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

The convenience of park living and just steps away from Castle Rock Lake, a 24000 acre lake!! This beautifully remodeled manufactured home offers 3 spacious bedrooms, 2 full, modern bathrooms, every chef's dream kitchen and updated flooring throughout. Open concept main living space is great for entertaining. The new electric fireplace takes the chill out of the air on cool nights. An expansive deck to grill out and relax on. A carport and shed for storing lawn equipment and toys. The park includes boat/camper storage (1 per unit), pavilion, playground and the use of a boat launch on Castle Rock Lake; lot rent is $325/month. Make this your full time home or vacation getaway!!

Key facts

• Chef's dream kitchen
• Updated flooring
• Castle rock lake

Tags

• CASTLE ROCK LAKE
• REMODELED MANUFACTURED HOME
• CHEF'S DREAM KITCHEN
• UPDATED FLOORING
• OPEN CONCEPT MAIN LIVING SPACE
• NEW ELECTRIC FIREPLACE

Property features AI

Finance

• Other: Subdivision: Westwind Estates; Zoning: Residential

Exterior

• Parking: Carport
• Utilities: Natural gas; Private septic system; Community well available
• Home design: Single-family home; One story; Entry level: Main; Vinyl exterior; Year built: Other - see remarks
• Construction: Vinyl siding
• Exterior features: Deck; Storage building; Wooded lot

Interior

• Kitchen: Kitchen island; Range/Oven; Refrigerator; Dishwasher
• Bedrooms: Master bedroom (Main) — 10 x 14; Bedroom 2 (Main) — 11 x 8; Bedroom 3 (Main) — 9 x 14
• Bathrooms: Two full bathrooms; Master bathroom with tub and separate walk-in shower
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Walk-in closets; High-speed internet
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$121,600) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Adams-Friendship Area School District (rural): math 22% / reading 19% proficiency, ranked #331 of 342 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 91 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,551 (1.5% below list)

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: 1.67% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.88%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $121,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1870 County Road F #21	0.03mi	3/2.0	1,261 (-2%)	22mo	$92,000	$73	78
1870 County Road F #19	0.03mi	3/2.0	1,312 (+2%)	23mo	$125,000	$95	75
2242 Birch Dr	0.45mi	3/2.0	1,216 (-5%)	11mo	$157,000	$129	62
2246 Birch Dr	0.41mi	3/1.0	1,352 (+6%)	15mo	$75,000	$55	55

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: 20.8%
• Equity multiple: 1.85×
• Total profit: $21,371
• Equity at exit: $13,404

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $64,950
• Equity at exit: $7,773

Cash invested: $25,172 (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 53934

• Home prices YoY: -26.5%
• Active inventory: 91
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $564

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $89,900 Active 29 DOM
2. 2026-06-17
   days on market $89,900 Active 28 DOM
3. 2026-06-16
   days on market $89,900 Active 27 DOM
4. 2026-06-15
   days on market $89,900 Active 26 DOM
5. 2026-06-14
   days on market $89,900 Active 24 DOM
6. 2026-06-13
   days on market $89,900 Active 23 DOM
7. 2026-06-10
   days on market $89,900 Active 21 DOM
8. 2026-06-09
   days on market $89,900 Active 20 DOM
9. 2026-06-08
   days on market $89,900 Active 19 DOM
10. 2026-06-07
    days on market $89,900 Active 18 DOM
11. 2026-06-03
    days on market $89,900 Active 14 DOM
12. 2026-06-02
    days on market $89,900 Active 13 DOM
13. 2026-06-01
    days on market $89,900 Active 12 DOM
14. 2026-05-31
    days on market $89,900 Active 11 DOM
15. 2026-05-31
    days on market $89,900 Active 10 DOM
16. 2026-05-20
    listed $89,900 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: $18,003
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,615
• Taxable income: $5,673
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $5,405/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

Good 80/100 Cosmetic rehab

This beautifully remodeled manufactured home offers a spacious and updated interior with good curb appeal. Minor exterior painting and window seal replacement would further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace window seals — Improves energy efficiency and tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace window seals — Improves energy efficiency and tenant satisfaction ↑

ⓘ 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: Adams-Friendship Area School District
• NCES district ID: 5500060
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,165
• Composite: 17.22/100
• National rank: #9100
• State rank: #331 of 342 in WI

Livability — Quincy

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

Census & demographics

• Population (ZIP): 4,404

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 11% Portuguese 8% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 1%

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: ▼ -96.94%
• Current HPI: 268.5442
• 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

• 2026-05-20 Listed $89,900 SCWMLS