915 Fur Ave · Wisconsin Dells, WI 53965

$159,900

2 bd · 1.0 ba · 850 sqft · SingleFamily · 158 Days on market

5.00 ac lot $188/sqft · 41% below area Est $273k · 41% under ↓ 6% since listing

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location with acreage! 5 acre retreat with 2 car detached garage and handyman special single wide. No access to the inside of the trailer until seller can clean it out. House and property will be cleaned up prior to closing.

Key facts

• Detached garage
• 5 acre lot
• 2 garage spots

Tags

• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $78 ($931/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 $133k (16.7% below list).
• Recommended offer: $133k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 $1k of loan paydown is wiped out by about $5k 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 158 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,202 (16.7% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.83% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (median comp): $272,989
• List price: $159,900
• Delta: -41.43%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
893 Fur Ave	0.22mi	1/1.0 (-1)	888 (+4%)	11mo	$286,500	$323	68

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-21,027
• Equity at exit: $23,842

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-12,188
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $78

Break-even live

Break-even rent $1,234

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $168	-5% $123	+0% $78	+5% $32	+10% $-13
Rent	-10% $-28	-5% $25	+0% $78	+5% $130	+10% $183
Rate	-1.0pp $158	-0.5pp $118	base $78	+0.5pp $36	+1.0pp $-6

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   status $159,900 Pending 158 DOM
2. 2026-06-02
   days on market $159,900 Active 158 DOM
3. 2026-06-01
   days on market $159,900 Active 157 DOM
4. 2026-05-31
   days on market $159,900 Active 156 DOM
5. 2026-05-30
   days on market $159,900 Active 155 DOM
6. 2026-04-16
   price $159,900 230-char remark

   Show marketing remark (230 chars)

   Great location with acreage! 5 acre retreat with 2 car detached garage and handyman special single wide. No access to the inside of the trailer until seller can clean it out. House and property will be cleaned up prior to closing.

7. 2026-03-04
   status Active 230-char remark

   Show marketing remark (230 chars)

   Great location with acreage! 5 acre retreat with 2 car detached garage and handyman special single wide. No access to the inside of the trailer until seller can clean it out. House and property will be cleaned up prior to closing.

8. 2026-02-28
   status Pending 230-char remark

   Show marketing remark (230 chars)

   Great location with acreage! 5 acre retreat with 2 car detached garage and handyman special single wide. No access to the inside of the trailer until seller can clean it out. House and property will be cleaned up prior to closing.

9. 2026-02-02
   price $165,000 230-char remark

   Show marketing remark (230 chars)

   Great location with acreage! 5 acre retreat with 2 car detached garage and handyman special single wide. No access to the inside of the trailer until seller can clean it out. House and property will be cleaned up prior to closing.

10. 2025-12-22
    listed $170,000 Active 230-char remark

    Show marketing remark (230 chars)

    Great location with acreage! 5 acre retreat with 2 car detached garage and handyman special single wide. No access to the inside of the trailer until seller can clean it out. House and property will be cleaned up prior to closing.

ⓘ 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: $834 · $70/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$1,062/yr (+$88/mo · 127.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥98°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: $15,984
• − Mortgage interest: −$8,957
• − Property taxes: −$834
• − Insurance: −$800
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$4,652
• Taxable loss: −$1,815
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $1,367/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

• 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

-5.9% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $159,900 SCWMLS
• 2026-03-04 Relisted — SCWMLS
• 2026-02-28 Pending — SCWMLS
• 2026-02-02 Price Changed $165,000 SCWMLS
• 2025-12-22 Listed $170,000 SCWMLS

Property tax history

+3.8%/yr

Latest (2024): $834 · +70.6% YoY. Source: county tax records.