1770 Wisconsin Dells Pkwy · Lake Delton, WI 53965

$105,000

3 bd · 2.0 ba · 1,580 sqft · SingleFamily · 17 Days on market

Built 2005

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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
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bed, 2 bath single-wide Manufacture Home in Bonanza Campground! Nestled in the heart of Wisconsin Dells across from Mt. Olympus, this home features a bright 3-season porch, brick patio, shed, and fresh updates throughout home. Enjoy resort-style amenities including a heated pool, basketball court, playground, and endless outdoor fun. This home can be a full time residency or just a weekend getaway. Lot Rent is $700.00 subject to change.

Key facts

• Brick patio
• Basketball court
• Heated pool

Tags

• 3-SEASON PORCH
• BRICK PATIO
• RESORT-STYLE AMENITIES
• HEATED POOL
• BASKETBALL COURT
• PLAYGROUND

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Single-family home; One story
• Construction: Year built: Other - see remarks
• Exterior features: Screened porch; Deck; Patio; Storage building (outbuilding); Vinyl exterior

Interior

• Kitchen: Kitchen with island, pantry, and breakfast bar; Range/oven; Refrigerator; Dishwasher; Microwave; Freezer
• Bedrooms: Primary bedroom on the main level (15 x 12); Second bedroom on the main level (11 x 11); Third bedroom on the main level (10 x 9)
• Bathrooms: Two full bathrooms; Primary bathroom includes a tub and a walk-in shower
• Heating & cooling: Forced air heating (LP gas); Central air conditioning
• Interior features: Skylights; Cable/Satellite available
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.1% in Lake Delton — 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 77/100 on livability (#120 in WI, #3,121 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety 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.
• Zoned schools: Wisconsin Dells High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 603 students, 48% FRL).
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Wisconsin Dells School District average; the district grade overstates school quality for this exact location.
• Market conditions: 195 active listings in the ZIP; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).
• This rent runs 32% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Recommended offer $103,425 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.67% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.87%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $650,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
786 E Hiawatha Dr	0.59mi	3/2.0	1,604 (+2%)	21mo	$900,000	$561	52
674 E Hiawatha Dr	0.74mi	3/2.5	1,650 (+4%)	12mo	$680,000	$412	46
211 2nd St	0.73mi	3/1.5	1,688 (+7%)	13mo	$135,000	$80	42

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: 20.8%
• Equity multiple: 1.85×
• Total profit: $24,939
• Equity at exit: $15,656

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $75,812
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $658

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 57%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $105,000 Active 17 DOM
2. 2026-06-18
   days on market $105,000 Active 16 DOM
3. 2026-06-17
   days on market $105,000 Active 15 DOM
4. 2026-06-16
   days on market $105,000 Active 14 DOM
5. 2026-06-15
   remarks 451-char remark
6. 2026-06-15
   listed $105,000 Active 13 DOM

ⓘ 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: $21,022
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$3,055
• Taxable income: $6,622
• Est. tax owed @ 24.0%: −$1,589
• After-tax cash flow: $6,310/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 — Lake Delton

• Score: 77/100
• State rank: #120
• US rank: #3121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Delton, WI
• 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 (Sauk County) Hauer SSP2

• Today (2025): 66,065 people
• By 2030: 66,755 · +1.0%
• By 2040: 66,999 · +1.4%
• By 2050: 65,499 · -0.9%
• By 2075: 60,000 · -9.2%
• By 2100: 51,070 · -22.7%

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 · Sauk

• 2024 margin: Toss-up / Even · D 48.4% · R 50.0% · Other 1.6%
• 2008→2024 swing: -23.2pp toward R · 2008: 21.6pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.7 2016: R+0.3 2012: D+18.5 2008: D+21.6

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

1 event — show timeline

• 2026-06-02 Listed $105,000 SCWMLS