32 Camelot Lane Site #118 · Rice Lake, WI 54868

$70,100

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 43 Days on market

Built 2026 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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a playground, community events, and . This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Modern bathroom
• Premium entry doors
• Built 2026

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 2.1% in Rice Lake — 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 69/100 on livability (#333 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools C-, health & safety D, amenities D-.
• Rice Lake Area School District (town): math 41% / reading 37% proficiency, ranked #184 of 342 in WI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 156 units permitted in Barron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $485 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Barron County population projected at -18% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,997 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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. 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: 2.04% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.45%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.7%
• Equity multiple: 2.52×
• Total profit: $29,759
• Equity at exit: $10,452

10-year hold

• IRR: 42.5%
• Equity multiple: 5.02×
• Total profit: $78,920
• Equity at exit: $6,061

Cash invested: $19,628 (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 54868

• Home prices YoY: -33.3%
• Active inventory: 134
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$368
• Tax est. 1.5%: −$88 /mo · $1,052/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $645

Break-even live

Break-even rent $613

Max offer price $70,100

Occupancy floor 50%

Sensitivity live

Price	-10% $694	-5% $669	+0% $645	+5% $621	+10% $597
Rent	-10% $532	-5% $589	+0% $645	+5% $702	+10% $758
Rate	-1.0pp $681	-0.5pp $663	base $645	+0.5pp $627	+1.0pp $609

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: $17,525
• Closing costs: $2,103
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Moon Lake Dr Rice Lake, WI	2.0	1.0	1248	$1,430	$1.15	45d	1	0.24mi

Listing history 10 events

1. 2026-06-12
   days on market $70,100 Active 43 DOM
2. 2026-06-09
   days on market $70,100 Active 40 DOM
3. 2026-06-08
   days on market $70,100 Active 39 DOM
4. 2026-06-08
   days on market $70,100 Active 38 DOM
5. 2026-06-05
   days on market $70,100 Active 36 DOM
6. 2026-06-03
   days on market $70,100 Active 34 DOM
7. 2026-06-02
   days on market $70,100 Active 33 DOM
8. 2026-06-01
   pricedays on market $70,100 Active 32 DOM
9. 2026-05-31
   days on market $69,600 Active 31 DOM
10. 2026-04-30
    listed $69,600 Active 460-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: $17,160
• − Mortgage interest: −$3,927
• − Property taxes: −$1,052
• − Insurance: −$350
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$2,039
• Taxable income: $7,046
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $6,052/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 Cosmetic rehab

This move-in-ready manufactured home features modern amenities and a clean, well-maintained interior. Potential buyers and renters will appreciate the good condition and curb appeal.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping the front yard — Improves curb appeal and rental value
• Both Adding a small front porch — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Adding a small front porch — Enhances curb appeal and rental value ↑

ⓘ 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: Rice Lake Area School District
• NCES district ID: 5512810
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $43,299
• Composite: 33.05/100
• National rank: #5571
• State rank: #184 of 342 in WI

Livability — Rice Lake

• Score: 69/100
• State rank: #333
• US rank: #8549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rice Lake, WI
• Population (ZIP): 16,054

Population outlook (Barron County) Hauer SSP2

• Today (2025): 44,046 people
• By 2030: 42,731 · -3.0%
• By 2040: 39,513 · -10.3%
• By 2050: 36,157 · -17.9%
• By 2075: 29,204 · -33.7%
• By 2100: 22,649 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 17% Lithuanian 6% Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Barron

• 2024 margin: Strong R (+29.1) · D 33.4% · R 62.5% · Other 4.1%
• 2008→2024 swing: -36.2pp toward R · 2008: 7.1pp · 2024: -29.1pp
• All cycles: 2024: R+29.1 2020: R+26.1 2016: R+25.4 2012: R+2.4 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.44%
• Current HPI: 221.0095
• 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