W5410 County Road G East #46 · Mauston, WI 53948

$51,900

3 bd · 2.0 ba · 1,180 sqft · SingleFamily · 35 Days on market

Built 2005 Good condition $44/sqft · 35% below area Est $80k · 35% 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 +3.8/5.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Personal property sale - no land included. Welcome to Kountry Aire I, a 55+ community in Mauston, WI. This well-maintained 16x80 manufactured home offers 3 bedrooms and 2 full bathrooms with a functional, open layout. The home features a spacious living area, a practical kitchen with ample cabinetry, and a split-bedroom design for added privacy. The primary suite includes a private full bath, while two additional bedrooms and a second full bath provide flexibility for guests or a home office. Ideal for those seeking affordable, low-maintenance living in a quiet, community-oriented setting. Schedule your private showing today.

Key facts

• Built 2005
• Listed 35 days

Property features AI

Finance

• Other: Estimated finished above-grade area: 1,180; Estimated total living area range: 1,001–1,250
• Financial info: This listing is for the manufactured home only; land is not included
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Private septic system; Community well available; Natural gas available
• Home design: Single-family manufactured home; Single story; Main-level entry; Zoned Two Family
• Construction: Vinyl construction; Slab foundation
• Exterior features: Vinyl exterior; No basement (slab foundation)

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher; Breakfast bar
• Bedrooms: Master bedroom (Main) — 12 x 14; Bedroom 2 (Main) — 8 x 11; Bedroom 3 (Main) — 9 x 14
• Flooring: Not specified
• Bathrooms: Two full bathrooms; Master bedroom with full bath
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Cathedral/vaulted ceiling; Main-level living areas
• Laundry & utility: None specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $52k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.9% vs local median 4.4% in Mauston — 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 (#258 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mauston School District (rural): math 36% / reading 31% proficiency, ranked #248 of 342 in WI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mauston High (math 17% / reading 17%, grade F, #400 of 483 statewide, top 85%, 381 students, 41% FRL).
• Zoned-school proficiency averages 17% at this address vs 34% district-wide (-16 pts) — the specific schools serving this property underperform the Mauston School District average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $359 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Juneau County population projected at -19% 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Recommended offer $50,343 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.84% ✓
• Cap rate: 24.89%
• Cash-on-cash: 66.41%
• DSCR: 3.95
• GRM: 2.9

CMA / ARV

• ARV (median comp): $79,730
• List price: $51,900
• Delta: -34.91%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 65.7%
• Equity multiple: 3.95×
• Total profit: $42,836
• Equity at exit: $7,738

10-year hold

• IRR: 70.0%
• Equity multiple: 8.11×
• Total profit: $103,350
• Equity at exit: $4,487

Cash invested: $14,532 (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 53948

• Home prices YoY: -29.4%
• Active inventory: 61
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$272
• Tax est. 1.5%: −$65 /mo · $778/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $804

Break-even live

Break-even rent $454

Max offer price $51,900

Occupancy floor 40%

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: $12,975
• Closing costs: $1,557
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Lincoln St Mauston, WI	2.0	1.0	1200	$1,650	$1.38	14d	1	1.26mi
510 McEvoy St Mauston, WI	2.0	1.0	825	$1,200	$1.45	14d	1	1.37mi

Listing history 6 events

1. 2026-06-03
   status $51,900 Pending 35 DOM
2. 2026-06-02
   days on market $51,900 Offer Show 35 DOM
3. 2026-06-01
   days on market $51,900 Offer Show 34 DOM
4. 2026-05-31
   days on market $51,900 Offer Show 33 DOM
5. 2026-05-31
   days on market $51,900 Offer Show 32 DOM
6. 2026-04-28
   listed $51,900 Active 633-char remark

ⓘ 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: $17,665
• − Mortgage interest: −$2,907
• − Property taxes: −$778
• − Insurance: −$260
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$1,510
• Taxable income: $9,383
• Est. tax owed @ 24.0%: −$2,252
• After-tax cash flow: $7,399/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 · 10 photos

Good 75/100 Cosmetic rehab

This well-maintained 55+ manufactured home in Kountry Aire I offers a good condition with minimal repairs needed, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Newer appliances — Modernizes the home and attracts more buyers/renters.
• Both New flooring in bathrooms — Improves aesthetics and functionality in high-traffic areas.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Newer appliances — Modernizes the home and attracts more buyers/renters. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality in high-traffic areas. ↑

ⓘ 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: Mauston School District
• NCES district ID: 5508850
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $46,779
• Composite: 28.82/100
• National rank: #6658
• State rank: #248 of 342 in WI

Livability — Mauston

• Score: 71/100
• State rank: #258
• US rank: #6593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,221

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 25,013 people
• By 2030: 24,154 · -3.4%
• By 2040: 22,217 · -11.2%
• By 2050: 20,276 · -18.9%
• By 2075: 15,919 · -36.4%
• By 2100: 11,351 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Portuguese 8% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Juneau

• 2024 margin: Solid R (+32.1) · D 33.4% · R 65.6% · Other 1.0%
• 2008→2024 swing: -41.1pp toward R · 2008: 9.0pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+29.2 2016: R+26.3 2012: D+7.1 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.90%
• Current HPI: 263.4253
• 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

4 events — show timeline

• 2026-06-02 Pending — SCWMLS
• 2026-05-27 Contingent — SCWMLS
• 2026-05-26 Listing Removed — SCWMLS
• 2026-04-28 Listed $51,900 SCWMLS