135 Maple St #135 · Reedsburg, WI 53953

$87,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 11 Days on market

Built 2018 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks

Welcome home to this well-maintained 2018 Commodore manufactured home located in the desirable Maple Aire Village community in Reedsburg, WI. This spacious 3-bedroom, 2-bath residence offers a comfortable and functional open-concept layout perfect for everyday living and entertaining. The bright and inviting kitchen features ample cabinetry, modern appliances, and a convenient island that flows seamlessly into the dining and living areas. The primary suite includes a private full bath and generous closet space, while two additional bedrooms and a second full bath provide flexibility for family and guests. Enjoy the ease of single-level living along with features such as central air, forced

Key facts

• Bright kitchen
• Ample cabinetry
• Modern appliances

Tags

• OPEN-CONCEPT LAYOUT
• BRIGHT KITCHEN
• AMPLE CABINETRY
• MODERN APPLIANCES
• CONVENIENT ISLAND
• PRIVATE FULL BATH

Property features AI

Finance

• Other: Zoning: R-2

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: Single-family property; One story (main level living)
• Construction: Slab foundation
• Exterior features: Vinyl exterior; City location (Reedsburg)

Interior

• Kitchen: Kitchen on main level (approximately 14 x 15); Range; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on main level (approximately 11 x 14); Second bedroom on main level (approximately 8 x 10); Third bedroom on main level (approximately 8 x 11)
• Bathrooms: Two full bathrooms, including a full master bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room on main level (approximately 14 x 16); No basement (slab foundation)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 11.9% vs local median 2.2% in Reedsburg — 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 74/100 on livability (#187 in WI, #4,937 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Reedsburg School District (town): math 31% / reading 36% proficiency, ranked #242 of 342 in WI (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reedsburg Area High (math 36% / reading 46%, grade F, #88 of 483 statewide, top 18%, 898 students, 39% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($608 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $87,900

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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $197,220
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 N Dewey Ave	0.43mi	3/1.5	1,192 (+5%)	18mo	$199,000	$167	55
1025 Seymour St	0.61mi	2/1.5 (-1)	1,156 (+1%)	15mo	$230,000	$199	50
247 N Grove St	0.51mi	3/2.0	1,224 (+7%)	18mo	$165,000	$135	49
911 4th St	0.63mi	3/1.0	1,137 (-0%)	21mo	$139,900	$123	49
1037 Seymour St	0.60mi	2/1.0 (-1)	1,200 (+5%)	10mo	$190,000	$158	46
906 Seymour St	0.65mi	3/1.0	1,148 (+1%)	23mo	$199,000	$173	45
628 Booster Blvd	0.67mi	3/2.0	1,308 (+15%)	1mo	$231,000	$177	43
937 Seymour St	0.65mi	3/1.0	1,008 (-12%)	6mo	$230,000	$228	42
633 N Dewey Ave	0.72mi	2/1.0 (-1)	1,120 (-2%)	22mo	$204,000	$182	36

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: 26.2%
• Equity multiple: 2.49×
• Total profit: $36,574
• Equity at exit: $39,524

10-year hold

• IRR: 26.9%
• Equity multiple: 4.81×
• Total profit: $93,851
• Equity at exit: $60,911

Cash invested: $24,612 (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 53953

• Active inventory: 1
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,318/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $408

Break-even live

Break-even rent $769

Max offer price $87,900

Occupancy floor 63%

Sensitivity live

Price	-10% $468	-5% $438	+0% $408	+5% $377	+10% $347
Rent	-10% $306	-5% $357	+0% $408	+5% $458	+10% $509
Rate	-1.0pp $452	-0.5pp $430	base $408	+0.5pp $385	+1.0pp $362

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Walnut St Reedsburg, WI	1.0–3.0	1.0–2.0	871	$1,285	$1.48	24d	1	0.95mi

Listing history 9 events

1. 2026-06-19
   days on market $87,900 Active 11 DOM
2. 2026-06-18
   days on market $87,900 Active 10 DOM
3. 2026-06-17
   days on market $87,900 Active 9 DOM
4. 2026-06-16
   days on market $87,900 Active 8 DOM
5. 2026-06-15
   days on market $87,900 Active 7 DOM
6. 2026-06-14
   days on market $87,900 Active 5 DOM
7. 2026-06-12
   days on market $87,900 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $87,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,420
• − Mortgage interest: −$4,924
• − Property taxes: −$1,318
• − Insurance: −$440
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$2,557
• Taxable income: $3,714
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $4,001/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 75/100 Cosmetic rehab

This 2018 Commodore manufactured home in Maple Aire Village is in good condition with a good condition score of 75. It offers a spacious and functional layout with modern appliances and a central island. The home is well-maintained and ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace countertops — Modern countertops can significantly increase both resale and rental value.
• Both Install new flooring in bathrooms — New flooring can improve the look and feel of the bathrooms, enhancing both resale and rental value.
• Both Upgrade lighting fixtures — Modern lighting fixtures can brighten the space and add value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace countertops — Modern countertops can significantly increase both resale and rental value. ↑
• Both Install new flooring in bathrooms — New flooring can improve the look and feel of the bathrooms, enhancing both resale and rental value. ↑
• Both Upgrade lighting fixtures — Modern lighting fixtures can brighten the space and add value to the home. ↑

ⓘ 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: Reedsburg School District
• NCES district ID: 5512660
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $52,578
• Composite: 29.34/100
• National rank: #6544
• State rank: #242 of 342 in WI

Livability — Reedsburg

• Score: 74/100
• State rank: #187
• US rank: #4937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reedsburg, WI
• City population: 14,451
• Population (ZIP): 179

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 18%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 11% Slovak 4%
• Languages at home: 95% English-only · Spanish 5%

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: —
• Current HPI: —
• 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

• 2026-06-05 Listed $87,900 SCWMLS