N4791 State Road 25 Site #505 · Menomonie, WI 54751

$70,100

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 15 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
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• 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 community events, a picnic area / pavilion / grill, and a playground. 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

• Picnic area
• Modern bathroom
• Premium entry doors

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• PICNIC AREA
• PLAYGROUND

Property features AI

Finance

• Financial info: Listed as Active; List price $69,600

Exterior

• Home design: Spec inventory; Plan name 92466
• Exterior features: Property located at N4791 State Road 25 Site #505, Menomonie, WI 54751

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (total)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Living area of 1,216

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 $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 3.7% in Menomonie — 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 82/100 on livability (#50 in WI, #1,248 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Menomonie Area School District (town): math 40% / reading 40% proficiency, ranked #157 of 342 in WI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 105 active listings in the ZIP; 151 units permitted in Dunn 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.
• At projected returns (-3.0% appreciation + 2.6% 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 15 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,048 (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. 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?
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: 2.41% ✓
• Cap rate: 20.82%
• Cash-on-cash: 51.87%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 49.3%
• Equity multiple: 3.14×
• Total profit: $42,009
• Equity at exit: $10,452

10-year hold

• IRR: 54.7%
• Equity multiple: 6.27×
• Total profit: $103,444
• 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 54751

• Rents YoY: 2.6%
• Active inventory: 105
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$368
• Tax est. 1.5%: −$88 /mo · $1,052/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $848

Break-even live

Break-even rent $613

Max offer price $70,100

Occupancy floor 45%

Sensitivity live

Price	-10% $897	-5% $873	+0% $848	+5% $824	+10% $800
Rent	-10% $715	-5% $782	+0% $848	+5% $915	+10% $982
Rate	-1.0pp $884	-0.5pp $866	base $848	+0.5pp $830	+1.0pp $812

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: —

Listing history 6 events

1. 2026-06-03
   days on market $70,100 Active 15 DOM
2. 2026-06-02
   days on market $70,100 Active 14 DOM
3. 2026-06-01
   price $70,100 Active 13 DOM
4. 2026-06-01
   days on market $69,600 Active 13 DOM
5. 2026-05-31
   days on market $69,600 Active 12 DOM
6. 2026-05-30
   days on market $69,600 Active 11 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: $20,246
• − Mortgage interest: −$3,927
• − Property taxes: −$1,052
• − Insurance: −$350
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$2,039
• Taxable income: $9,639
• Est. tax owed @ 24.0%: −$2,313
• After-tax cash flow: $7,868/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 · 9 photos

Good 80/100 None rehab

This brand new 3-bedroom, 2-bathroom home is move-in ready with modern finishes and a good condition score. It offers a great opportunity for investors looking to capitalize on its current condition and potential for value enhancement.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace countertops — Modern countertops can 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 Add landscaping around the home — Landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace countertops — Modern countertops can 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 Add landscaping around the home — Landscaping can improve curb appeal 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: Menomonie Area School District
• NCES district ID: 5509090
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $47,172
• Composite: 34.23/100
• National rank: #5262
• State rank: #157 of 342 in WI

Livability — Menomonie

• Score: 82/100
• State rank: #50
• US rank: #1248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dunn County · 26,193 people
• City population: 26,193
• Metro: Menomonie, WI
• Population (ZIP): 26,193
• Household income: $72,028
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 821.0

Population outlook (Dunn County) Hauer SSP2

• Today (2025): 45,435 people
• By 2030: 45,694 · +0.6%
• By 2040: 45,329 · -0.2%
• By 2050: 44,343 · -2.4%
• By 2075: 42,497 · -6.5%
• By 2100: 40,616 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 5% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 15% Romanian 6% Lithuanian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 1% Chinese 1%

Political lean MEDSL · Dunn

• 2024 margin: R (+15.9) · D 41.5% · R 57.4% · Other 1.2%
• 2008→2024 swing: -30.9pp toward R · 2008: 14.9pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+13.9 2016: R+11.2 2012: D+5.0 2008: D+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.07%
• Current HPI: 214.7943
• Rent YoY: ▲ 2.59%
• Metro: Menomonie, 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