105 Aztanlan St #43 · Johnson Creek, WI 53038

$125,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 42 Days on market

Built 1992 Good condition $100/sqft · 59% below area

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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 +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Personal property sale only -- no real estate included. Monthly lot base rent is $693 per seller. Welcome home to this beautifully updated 3-bedroom, 2-bath split-ranch style manufactured home located in Back Acres. Inside you'll find a custom kitchen featuring updated cabinetry, custom countertops, dining area, and a spacious living room. The primary suite offers a walk-in closet and private bath with a low-step shower. Two additional bedrooms each feature walk-in closets and share a second full bath with tub/shower. Outside, enjoy a well-maintained yard with mature perennials, large wooden deck, attached 1-car garage, and storage shed. Relax in the backyard overlooking Johnson Creek. Buye

Key facts

• Custom kitchen
• Walk-in closet
• Private bath

Tags

• CUSTOM KITCHEN
• UPDATED CABINETRY
• CUSTOM COUNTERTOPS
• SPACIOUS LIVING ROOM
• WALK-IN CLOSET
• PRIVATE BATH

Property features AI

Finance

• Other: Includes refrigerator, stove, washer, dryer, owned water softener, outdoor shed, and mini blinds; Excludes personal property, freezer in garage, and window curtains

Exterior

• Parking: Attached 1-car garage with opener
• Utilities: Water/waste: Other (see remarks)
• Home design: Single-family, 1-story home; Located in the Back Acres Park subdivision; Zoned residential; Less than 1/2 acre
• Construction: Vinyl siding
• Exterior features: Deck; Vinyl exterior; Outdoor shed; Waterfront on Johnson Creek with creek frontage and water view

Interior

• Kitchen: Refrigerator; Range/Stove; Pantry
• Bedrooms: Master bedroom (Main level) — 14 x 13; Bedroom 2 (Main level) — 12 x 10; Bedroom 3 (Main level) — 13 x 10
• Bathrooms: Two full bathrooms; Master bath with dual entry and walk-in shower
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Owned water softener; Pantry; Skylights; Walk-in closets; No basement (slab)
• 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 $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#53 in WI, #1,505 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, schools D+, commute F.
• Johnson Creek School District (town): math 38% / reading 32% proficiency, ranked #204 of 342 in WI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.43%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $306,021
• List price: $125,000
• Delta: -59.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Jefferson St	0.17mi	3/1.0	1,224 (-2%)	14mo	$282,000	$230	73
221 Pioneer Dr	0.52mi	3/2.0	1,269 (+2%)	1mo	$400,000	$315	73
240 Jefferson St	0.22mi	3/1.0	1,172 (-6%)	9mo	$307,500	$262	68
214 Parkview Dr	0.47mi	3/3.0	1,434 (+15%)	19mo	$396,000	$276	33

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $10,288
• Equity at exit: $18,638

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $48,359
• Equity at exit: $10,808

Cash invested: $35,000 (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 53038

• Home prices YoY: -27.6%
• Active inventory: 20
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $479

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 67%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Deer Xing Johnson Creek, WI	2.0	2.0	1300	$1,700	$1.31	10d	1	0.60mi

Listing history 17 events

1. 2026-06-19
   days on market $125,000 Active 42 DOM
2. 2026-06-18
   days on market $125,000 Active 41 DOM
3. 2026-06-17
   days on market $125,000 Active 40 DOM
4. 2026-06-16
   days on market $125,000 Active 39 DOM
5. 2026-06-15
   days on market $125,000 Active 38 DOM
6. 2026-06-14
   days on market $125,000 Active 36 DOM
7. 2026-06-12
   days on market $125,000 Active 35 DOM
8. 2026-06-09
   days on market $125,000 Active 32 DOM
9. 2026-06-08
   days on market $125,000 Active 31 DOM
10. 2026-06-07
    days on market $125,000 Active 30 DOM
11. 2026-06-05
    days on market $125,000 Active 28 DOM
12. 2026-06-04
    days on market $125,000 Active 26 DOM
13. 2026-06-02
    days on market $125,000 Active 25 DOM
14. 2026-06-01
    days on market $125,000 Active 24 DOM
15. 2026-05-31
    days on market $125,000 Active 23 DOM
16. 2026-05-31
    days on market $125,000 Active 22 DOM
17. 2026-05-08
    listed $125,000 Active 798-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: $20,400
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$3,636
• Taxable income: $3,998
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $4,790/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated 3-bedroom, 2-bath manufactured home is ready for a new owner. The property features a custom kitchen, updated bathrooms, and a spacious deck with a view of Johnson Creek.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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: Johnson Creek School District
• NCES district ID: 5507170
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 32% ▲ 2.00%
• Median HH income: $66,775
• Composite: 31.99/100
• National rank: #5837
• State rank: #204 of 342 in WI

Livability — Johnson Creek

• Score: 81/100
• State rank: #53
• US rank: #1505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnson Creek, WI
• City population: 4,319
• Population (ZIP): 4,319

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 86,617 people
• By 2030: 86,818 · +0.2%
• By 2040: 85,552 · -1.2%
• By 2050: 81,765 · -5.6%
• By 2075: 68,937 · -20.4%
• By 2100: 55,854 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 8% Romanian 7% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% Vietnamese 2%

Political lean MEDSL · Jefferson

• 2024 margin: R (+16.4) · D 41.1% · R 57.5% · Other 1.4%
• 2008→2024 swing: -17.2pp toward R · 2008: 0.8pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+15.2 2016: R+16.2 2012: R+7.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.07%
• Current HPI: 228.459
• 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

• 2026-05-08 Listed $125,000 METROMLS