161 Carter Place Site Unit C-10 · Onalaska, WI 54650

$45,000

1 bd · 1.0 ba · 704 sqft · Manufactured · 326 Days on market

Built 2025 Good condition ↓ 30% since listing

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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
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your brand new 1 bedroom, 1 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 2025

Tags

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

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 2.8% in Onalaska — 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 73/100 on livability (#214 in WI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Onalaska School District (urban): math 39% / reading 41% proficiency, ranked #147 of 342 in WI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northern Hills Elementary (math 46% / reading 45%, grade D-, #363 of 1,041 statewide, top 35%, 489 students, 49% FRL); Onalaska Middle (math 31% / reading 38%, grade F, #208 of 383 statewide, top 58%, 673 students, 31% FRL); Onalaska High (math 33% / reading 36%, grade F, #144 of 483 statewide, top 36%, 933 students, 27% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 129 active listings in the ZIP; solid renter incomes; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).
• This rent is only 16% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• La Crosse County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 2.61% ✓
• Cap rate: 22.73%
• Cash-on-cash: 58.71%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.66% rent growth · sell at horizon

5-year hold

• IRR: 59.2%
• Equity multiple: 3.70×
• Total profit: $33,984
• Equity at exit: $6,710

10-year hold

• IRR: 64.6%
• Equity multiple: 8.04×
• Total profit: $88,685
• Equity at exit: $3,891

Cash invested: $12,600 (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 54650

• Rents YoY: 4.7%
• Active inventory: 129
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $616

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 42%

Sensitivity live

Price	-10% $648	-5% $632	+0% $616	+5% $601	+10% $585
Rent	-10% $524	-5% $570	+0% $616	+5% $663	+10% $709
Rate	-1.0pp $639	-0.5pp $628	base $616	+0.5pp $605	+1.0pp $593

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-10
   days on market $45,000 Active 326 DOM
2. 2026-06-09
   days on market $45,000 Active 325 DOM
3. 2026-06-08
   days on market $45,000 Active 324 DOM
4. 2026-06-07
   days on market $45,000 Active 323 DOM
5. 2026-06-02
   days on market $45,000 Active 318 DOM
6. 2026-06-01
   days on market $45,000 Active 317 DOM
7. 2026-05-31
   days on market $45,000 Active 316 DOM
8. 2026-05-30
   days on market $45,000 Active 315 DOM
9. 2026-04-02
   status Active 460-char remark

   Show marketing remark (460 chars)

   Your brand new 1 bedroom, 1 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.

10. 2026-03-31
    historical 460-char remark

    Show marketing remark (460 chars)

    Your brand new 1 bedroom, 1 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.

11. 2026-02-23
    price $45,000 460-char remark

    Show marketing remark (460 chars)

    Your brand new 1 bedroom, 1 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.

12. 2025-10-13
    price $50,000 460-char remark

    Show marketing remark (460 chars)

    Your brand new 1 bedroom, 1 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.

13. 2025-10-09
    price $59,100 460-char remark

    Show marketing remark (460 chars)

    Your brand new 1 bedroom, 1 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.

14. 2025-10-09
    price $64,100 460-char remark

    Show marketing remark (460 chars)

    Your brand new 1 bedroom, 1 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.

15. 2025-08-12
    price $59,100 460-char remark

    Show marketing remark (460 chars)

    Your brand new 1 bedroom, 1 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.

16. 2025-07-16
    listed $64,100 Active 460-char remark

    Show marketing remark (460 chars)

    Your brand new 1 bedroom, 1 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.

ⓘ 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 ≥100°F today · 14 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: $14,088
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$1,309
• Taxable income: $7,104
• Est. tax owed @ 24.0%: −$1,705
• After-tax cash flow: $5,693/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 mobile home is in good condition with a modern kitchen and a well-maintained exterior. It is ready for a new owner and can be further enhanced with some minor updates.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace the welcome sign — A new sign can improve the home's curb appeal and make it more inviting.
• Both Add a small garden bed — A small garden bed can enhance the landscaping and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the welcome sign — A new sign can improve the home's curb appeal and make it more inviting. ↑
• Both Add a small garden bed — A small garden bed can enhance the landscaping and add 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: Onalaska School District
• NCES district ID: 5511010
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $55,177
• Composite: 34.99/100
• National rank: #5054
• State rank: #147 of 342 in WI

Livability — Onalaska

• Score: 73/100
• State rank: #214
• US rank: #5639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Onalaska, WI
• County: La Crosse County · 89,439 people
• City population: 25,304
• Metro: La Crosse-Onalaska, WI-MN
• Population (ZIP): 25,304
• Household income: $85,548
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 484.0

Population outlook (La Crosse County) Hauer SSP2

• Today (2025): 126,082 people
• By 2030: 130,161 · +3.2%
• By 2040: 137,231 · +8.8%
• By 2050: 143,506 · +13.8%
• By 2075: 160,149 · +27.0%
• By 2100: 166,408 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 4% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 15% Romanian 7% Lithuanian 3%
• Foreign-born: 3% · South Korea
• Languages at home: 93% English-only · Other Asian/Pacific 4% Spanish 2%

Political lean MEDSL · La Crosse

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 23.4pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+13.5 2016: D+9.6 2012: D+17.3 2008: D+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.24%
• Current HPI: 198.2691
• Rent YoY: ▲ 4.66%
• Metro: La Crosse-Onalaska, WI-MN
• 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

-29.8% since first listed

8 events — show timeline

• 2026-04-02 Relisted — Zillow
• 2026-03-31 Delisted — Zillow
• 2026-02-23 Price Changed $45,000 Zillow
• 2025-10-13 Price Changed $50,000 Zillow
• 2025-10-09 Price Changed $59,100 Zillow
• 2025-10-09 Price Changed $64,100 Zillow
• 2025-08-12 Price Changed $59,100 Zillow
• 2025-07-16 Listed $64,100 Zillow