3624 11th Ln · Dell Prairie, WI 53965

$209,900

4 bd · 1.0 ba · 1,104 sqft · SingleFamily · 162 Days on market

Built 1979 0.60 ac lot $190/sqft · at area comps Est $214k · at est.

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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).

• Cash flow +18.6/30.0
• ARV discount +8.4/15.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to value and space! This peaceful haven near the Dells offers space, ease of living, and opportunity for business expansion or personal toy storage with multiple outbuildings. Enjoy the peace and quiet among the pines while taking advantage of nearby Dells attractions and conveniences. You will LOVE the 2 oversized garages (powered) and an additional "Party Shed" that has endless possibilities (also powered). See yourself making the most if the property with a shop, storage for the boat, snowmobiles, ATVs, and room to spare! This is a quiet and friendly Neighborhood complete with Conservancy Access to Fawn Lake for fishing and trails on out both front and back doors. Lots of meaningful updates including Driveway '15, Metal Roofs '22, Metal Garage built '19, Bathroom Updated '22, and more. Don't let this one get away, you won't find more for less! Single wide manufactured home with add-ons and extra space.

Key facts

• 0.6 acre lot
• 5 garage spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (10.5% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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.
• Market conditions: 195 active listings in the ZIP; 126 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 162 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $210k implies a 231% gain — meaningful room to come down on a strong offer.

Recommended offer $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $213,987
• List price: $209,900
• Delta: -1.91%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1173 Gale Ct	0.10mi	3/2.0 (-1)	1,188 (+8%)	3mo	$239,000	$201	72
3649 11th Dr	0.12mi	3/2.0 (-1)	1,200 (+9%)	1mo	$205,000	$171	70

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-21,092
• Equity at exit: $31,297

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,940
• Equity at exit: $18,148

Cash invested: $58,772 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $204

Break-even live

Break-even rent $1,621

Max offer price $209,900

Occupancy floor 84%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   days on market $209,900 Active 162 DOM
2. 2026-06-16
   days on market $209,900 Active 161 DOM
3. 2026-06-15
   days on market $209,900 Active 160 DOM
4. 2026-06-14
   days on market $209,900 Active 158 DOM
5. 2026-06-12
   days on market $209,900 Active 157 DOM
6. 2026-06-09
   days on market $209,900 Active 154 DOM
7. 2026-06-08
   days on market $209,900 Active 153 DOM
8. 2026-06-07
   days on market $209,900 Active 152 DOM
9. 2026-06-05
   days on market $209,900 Active 149 DOM
10. 2026-06-03
    days on market $209,900 Active 148 DOM
11. 2026-06-02
    days on market $209,900 Active 147 DOM
12. 2026-06-01
    days on market $209,900 Active 146 DOM
13. 2026-05-31
    days on market $209,900 Active 145 DOM
14. 2026-05-30
    days on market $209,900 Active 144 DOM
15. 2026-04-07
    price $209,900 941-char remark

    Show marketing remark (941 chars)

    Welcome home to value and space! This peaceful haven near the Dells offers space, ease of living, and opportunity for business expansion or personal toy storage with multiple outbuildings. Enjoy the peace and quiet among the pines while taking advantage of nearby Dells attractions and conveniences. You will LOVE the 2 oversized garages (powered) and an additional "Party Shed" that has endless possibilities (also powered). See yourself making the most if the property with a shop, storage for the boat, snowmobiles, ATVs, and room to spare! This is a quiet and friendly Neighborhood complete with Conservancy Access to Fawn Lake for fishing and trails on out both front and back doors. Lots of meaningful updates including Driveway '15, Metal Roofs '22, Metal Garage built '19, Bathroom Updated '22, and more. Don't let this one get away, you won't find more for less! Single wide manufactured home with add-ons and extra space.

16. 2026-01-06
    listed $219,900 Active 941-char remark

    Show marketing remark (941 chars)

    Welcome home to value and space! This peaceful haven near the Dells offers space, ease of living, and opportunity for business expansion or personal toy storage with multiple outbuildings. Enjoy the peace and quiet among the pines while taking advantage of nearby Dells attractions and conveniences. You will LOVE the 2 oversized garages (powered) and an additional "Party Shed" that has endless possibilities (also powered). See yourself making the most if the property with a shop, storage for the boat, snowmobiles, ATVs, and room to spare! This is a quiet and friendly Neighborhood complete with Conservancy Access to Fawn Lake for fishing and trails on out both front and back doors. Lots of meaningful updates including Driveway '15, Metal Roofs '22, Metal Garage built '19, Bathroom Updated '22, and more. Don't let this one get away, you won't find more for less! Single wide manufactured home with add-ons and extra space.

17. 2005-07-01
    soldstatus $63,500
18. 2003-08-26
    soldstatus $32,000

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $2,494 · $208/mo
• Expected delta: +$1,389/yr (+$116/mo · 125.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 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: $22,546
• − Mortgage interest: −$11,758
• − Property taxes: −$1,104
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$6,106
• Taxable loss: −$1,079
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $2,708/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 — Dell Prairie

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

Census & demographics

• County: Adams County · 10,818 people
• 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

+555.9% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $209,900 SCWMLS
• 2026-01-06 Listed $219,900 SCWMLS
• 2005-07-01 Sold (Public Records) $63,500 Public Records
• 2003-08-26 Sold (Public Records) $32,000 Public Records

Property tax history

+0.3%/yr

Latest (2024): $1,104 · +8.3% YoY. Source: county tax records.