Hwy 12 & 16 New Lisbon West #539 · New Lisbon, WI 53950

$99,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 10 Days on market

Built 2026 Good condition Est $181k · 45% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +1.2/10.0

Listing remarks

Personal property sale - no land included. This brand new 16x80 manufactured home in New Lisbon offers 3 bedrooms and 2 full bathrooms, providing plenty of space for comfortable living. The open-concept layout creates a welcoming atmosphere, perfect for both everyday living and entertaining. The spacious kitchen features ample cabinetry and flows seamlessly into the dining and living areas. The primary suite includes a private full bath, while two additional bedrooms offer flexibility for family, guests, or a home office. Located in a convenient area close to local amenities, shopping, and dining, this home combines comfort, value, and accessibility. Whether you're a first-time buyer or loo

Key facts

• Ample cabinetry
• Spacious kitchen
• Convenient area

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• AMPLE CABINETRY
• PRIVATE FULL BATH
• CONVENIENT AREA
• LOCAL AMENITIES

Property features AI

Finance

• Other: Estimated finished above-grade living area in the 1,001–1,250 sq ft range; No finished below-grade space
• Financial info: Total taxes reported for 2026

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home; One story; Entry level: Main; Zoning: R-3
• Construction: Manufactured home (sale of home only — land not included)
• Exterior features: Vinyl exterior

Interior

• Kitchen: Pantry; Range/Oven; Refrigerator; Dishwasher
• Bedrooms: Master bedroom (Main) — 12 x 15; Bedroom 2 (Main) — 8 x 10; Bedroom 3 (Main) — 9 x 15
• Bathrooms: 2 full bathrooms (including a full master bath)
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $100k (0.1% below list).
• Recommended offer: $100k (0.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#565 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D, amenities F, commute F.
• New Lisbon School District (rural): math 13% / reading 21% proficiency, ranked #334 of 342 in WI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Lisbon Elementary (math 17% / reading 22%, grade F, #864 of 1,041 statewide, top 85%, 334 students, 55% FRL); New Lisbon Junior High/High (math 8% / reading 17%, grade F, #435 of 483 statewide, top 90%, 248 students, 45% FRL).
• Market conditions: 94 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,848

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. 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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $181,260
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
487 State St	0.41mi	3/1.0	1,100 (-4%)	10mo	$175,000	$159	63
316 W State St	0.62mi	3/1.0	1,200 (+5%)	13mo	$168,000	$140	48

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-9,905
• Equity at exit: $14,895

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-493
• Equity at exit: $8,638

Cash invested: $27,972 (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 53950

• Home prices YoY: -1.9%
• Active inventory: 94
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $98

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 85%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $99,900 Active 10 DOM
2. 2026-06-17
   days on market $99,900 Active 9 DOM
3. 2026-06-16
   days on market $99,900 Active 8 DOM
4. 2026-06-15
   days on market $99,900 Active 7 DOM
5. 2026-06-15
   days on market $99,900 Active 6 DOM
6. 2026-06-13
   days on market $99,900 Active 5 DOM
7. 2026-06-12
   days on market $99,900 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $99,900 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,982
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$2,906
• Taxable loss: −$435
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,285/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 None rehab

This brand new 16x80 manufactured home is in excellent condition with a good condition score of 80. It is move-in ready and offers a spacious kitchen, two full bathrooms, and a well-maintained exterior. The home is located in a convenient area close to local amenities, shopping, and dining.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: New Lisbon School District
• NCES district ID: 5510560
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 21% ▼ -7.00%
• Median HH income: $45,996
• Composite: 15.02/100
• National rank: #9358
• State rank: #334 of 342 in WI

Livability — New Lisbon

• Score: 64/100
• State rank: #565
• US rank: #14435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Lisbon, WI
• Population (ZIP): 5,838

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 5% Hispanic / Latino 4%
• Common ancestry: Portuguese 8% Romanian 5% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -7.53%
• Current HPI: 391.69
• 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

• 2026-06-08 Listed $99,900 SCWMLS