Lot 52 Falling Rock Rd · Harpers Ferry, IA 54626

$25,000

1 bd · 1.0 ba · 500 sqft · SingleFamily · 193 Days on market

Built 1967 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Looking for the perfect fishing cabin or summer getaway? This cozy 10x50 mobile home at Falling Rock Road Resort in Eastman, WI is just minutes from the Mississippi River and a public boat ramp near Lynxville. Enjoy easy access to world-class fishing, boating, and the laid-back river lifestyle?all only 10 miles from Prairie du Chien. The home offers comfortable living space, a covered deck, and a peaceful setting surrounded by nature. Whether you?re looking for a weekend escape, seasonal home, or affordable place to enjoy the Driftless Region, this spot checks all the boxes. Personal Property sale 10x50 mobile home no Real estate being sold.

Key facts

• Fishing cabin
• Covered deck
• Surrounded by nature

Tags

• FISHING CABIN
• PUBLIC BOAT RAMP
• COVERED DECK
• PEACEFUL SETTING
• SURROUNDED BY NATURE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $25k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($773 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#657 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, health & safety D, schools F.
• Seneca Area School District (rural): math 40% / reading 40% proficiency, ranked #254 of 426 in WI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($173 loan paydown + $2k appreciation (8.1% local appreciation)).
• Crawford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.09% ✓
• Cap rate: 27.32%
• Cash-on-cash: 75.08%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.2%
• Equity multiple: 5.98×
• Total profit: $34,847
• Equity at exit: $19,146

10-year hold

• IRR: 70.8%
• Equity multiple: 12.87×
• Total profit: $83,105
• Equity at exit: $38,151

Cash invested: $7,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 54626

• Home prices YoY: 4.3%
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $773 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $382

Break-even live

Break-even rent $289

Max offer price $25,000

Occupancy floor 46%

Sensitivity live

Price	-10% $400	-5% $391	+0% $382	+5% $374	+10% $365
Rent	-10% $321	-5% $352	+0% $382	+5% $413	+10% $444
Rate	-1.0pp $395	-0.5pp $389	base $382	+0.5pp $376	+1.0pp $369

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $25,000 Active 193 DOM
2. 2026-06-18
   days on market $25,000 Active 191 DOM
3. 2026-06-17
   days on market $25,000 Active 190 DOM
4. 2026-06-16
   days on market $25,000 Active 189 DOM
5. 2026-06-15
   days on market $25,000 Active 188 DOM
6. 2026-06-15
   days on market $25,000 Active 187 DOM
7. 2026-06-13
   days on market $25,000 Active 186 DOM
8. 2026-06-12
   days on market $25,000 Active 185 DOM
9. 2026-06-09
   days on market $25,000 Active 182 DOM
10. 2026-06-08
    days on market $25,000 Active 181 DOM
11. 2026-06-08
    days on market $25,000 Active 180 DOM
12. 2026-06-05
    days on market $25,000 Active 178 DOM
13. 2026-06-03
    days on market $25,000 Active 176 DOM
14. 2026-06-02
    days on market $25,000 Active 175 DOM
15. 2026-06-01
    days on market $25,000 Active 174 DOM
16. 2026-05-31
    days on market $25,000 Active 173 DOM
17. 2025-12-09
    listed $25,000 Active 649-char remark

    Show marketing remark (649 chars)

    Looking for the perfect fishing cabin or summer getaway? This cozy 10x50 mobile home at Falling Rock Road Resort in Eastman, WI is just minutes from the Mississippi River and a public boat ramp near Lynxville. Enjoy easy access to world-class fishing, boating, and the laid-back river lifestyle?all only 10 miles from Prairie du Chien. The home offers comfortable living space, a covered deck, and a peaceful setting surrounded by nature. Whether you?re looking for a weekend escape, seasonal home, or affordable place to enjoy the Driftless Region, this spot checks all the boxes. Personal Property sale 10x50 mobile home no Real estate being sold.

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 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: $9,277
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$792
• − Repairs & maintenance: −$742
• − Management: −$742
• − Depreciation: −$727
• Taxable income: $4,499
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $3,510/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 mobile home is in good condition with minimal repairs needed. It offers a good starting point for potential buyers or renters, with updates in paint, flooring, and HVAC that can significantly increase its value.

Value-add opportunities

• Both Paint the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Replace countertops and appliances — Modern countertops and appliances can significantly increase the home's appeal to potential buyers.
• Resale Install new flooring — New flooring can improve the home's overall appearance and increase its value.
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and attract potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Replace countertops and appliances — Modern countertops and appliances can significantly increase the home's appeal to potential buyers. ↑
• Resale Install new flooring — New flooring can improve the home's overall appearance and increase its value. ↑
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and attract potential buyers or renters. ↑

ⓘ 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: Seneca Area School District
• NCES district ID: 5513470
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $47,194
• Composite: 36.65/100
• National rank: #9247
• State rank: #254 of 426 in WI

Livability — Harpers Ferry

• Score: 63/100
• State rank: #657
• US rank: #15194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,388

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 15,748 people
• By 2030: 15,301 · -2.8%
• By 2040: 14,309 · -9.1%
• By 2050: 13,357 · -15.2%
• By 2075: 11,727 · -25.5%
• By 2100: 9,883 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97%
• Common ancestry: Portuguese 19% Lithuanian 5% Romanian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Crawford

• 2024 margin: R (+13.8) · D 42.5% · R 56.3% · Other 1.2%
• 2008→2024 swing: -40.8pp toward R · 2008: 27.0pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+7.7 2016: R+5.5 2012: D+20.0 2008: D+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.09%
• Current HPI: 198.1752
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

1 event — show timeline

• 2025-12-09 Listed $25,000 SCWMLS