S2778 County Road K · Reedsburg, WI 53959

$159,900

3 bd · 1.5 ba · 910 sqft · Other · 26 Days on market

Built 1974 0.73 ac lot

---

Why this score? — see what drove the D 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great edge of town location, close to city amenities and peaceful. Nicely remodelled and updated 1974 Marshfield by Wick mobile home on . 73 acre lot just outside of Reedsburg. Comfortable 3 bedroom 1 1/2 bath had all wall panelling removed, insulated to R13 and drywalled (except bath room walls) and new flooring installed throughout in 2021. Kitchen was opened up and redone in 2025/26. 1/2 bath was reconfigured to be ensuite and full bath includes new tub/surround. Both baths have new toilets. Includes a pitched metal roof and dual-pane vinyl windows. 12X20 front deck to relax on and watch the world go by. Tree-lined blacktop driveway brings you home. 20X30 garage with 1-car automatic door

Key facts

• Kitchen opened up
• Reconfigured ensuite
• New tub surround

Tags

• REMODELLED MOBILE HOME
• NEW FLOORING INSTALLED
• KITCHEN OPENED UP
• RECONFIGURED ENSUITE
• NEW TUB SURROUND
• NEW TOILETS

Property features AI

Finance

• Other: Range/oven, refrigerator, washer & dryer and all window treatments included; Seller's personal property excluded; Choice Home Warranty — Ultimate Plan through 6/21/2030

Exterior

• Parking: Detached 1-car garage with opener
• Utilities: Well water; Private septic system (mound system); Natural gas service
• Home design: Single-family home; One story; Estimated finished area above grade about 910
• Construction: Builder listed for year built; Block foundation; Crawl space with outside-only entry or slab options noted
• Exterior features: Deck; Vinyl exterior; Lot size about 0.73 acre; Zoned R

Interior

• Kitchen: Range/oven; Refrigerator; Microwave; Breakfast bar
• Bedrooms: Master bedroom (Main) — 7 x 13; Bedroom 2 (Main) — 10 x 13; Bedroom 3 (Main) — 7 x 9
• Bathrooms: One full bath; One half bath; Master bedroom has its own bath
• Heating & cooling: Forced air heating; Natural gas heat; Central air; Wall furnace; Wall air conditioning
• Interior features: Great room; Cable/satellite available; High-speed internet
• Laundry & utility: Washer; Dryer; Mud room (5 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $71 ($848/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (18.3% below list).
• Recommended offer: $131k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Pineview Elementary (382 students, 46% FRL); Webb Middle (math 27% / reading 36%, grade F, #245 of 383 statewide, top 65%, 586 students, 47% FRL); Reedsburg Area High (math 36% / reading 46%, grade F, #88 of 483 statewide, top 18%, 898 students, 39% FRL).
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $130,584 (18.3% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 10.2

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-21,479
• Equity at exit: $23,842

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-13,188
• Equity at exit: $13,825

Cash invested: $44,772 (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 53959

• Home prices YoY: -34.7%
• Active inventory: 66
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $71

Break-even live

Break-even rent $1,216

Max offer price $159,900

Occupancy floor 90%

Sensitivity live

Price	-10% $161	-5% $116	+0% $71	+5% $25	+10% $-20
Rent	-10% $-33	-5% $19	+0% $71	+5% $122	+10% $174
Rate	-1.0pp $151	-0.5pp $111	base $71	+0.5pp $29	+1.0pp $-13

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: $39,975
• Closing costs: $4,797
• 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	25d	1	0.94mi

Listing history 19 events

1. 2026-06-22
   days on market $159,900 Active 26 DOM
2. 2026-06-21
   days on market $159,900 Active 25 DOM
3. 2026-06-19
   days on market $159,900 Active 23 DOM
4. 2026-06-18
   days on market $159,900 Active 22 DOM
5. 2026-06-17
   days on market $159,900 Active 21 DOM
6. 2026-06-16
   days on market $159,900 Active 20 DOM
7. 2026-06-15
   days on market $159,900 Active 19 DOM
8. 2026-06-14
   days on market $159,900 Active 17 DOM
9. 2026-06-12
   days on market $159,900 Active 16 DOM
10. 2026-06-09
    days on market $159,900 Active 13 DOM
11. 2026-06-08
    days on market $159,900 Active 12 DOM
12. 2026-06-07
    days on market $159,900 Active 11 DOM
13. 2026-06-05
    days on market $159,900 Active 8 DOM
14. 2026-06-03
    days on market $159,900 Active 7 DOM
15. 2026-06-02
    days on market $159,900 Active 6 DOM
16. 2026-06-01
    days on market $159,900 Active 5 DOM
17. 2026-05-31
    days on market $159,900 Active 4 DOM
18. 2026-05-30
    days on market $159,900 Active 3 DOM
19. 2026-05-26
    listed $159,900 Active

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

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $670 · $56/mo
• Projected year-2 tax: $1,814 · $151/mo
• Expected delta: +$1,144/yr (+$95/mo · 170.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,670
• − Mortgage interest: −$8,957
• − Property taxes: −$670
• − Insurance: −$800
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,652
• Taxable loss: −$1,915
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $1,307/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.

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

• County: Sauk County · 36,155 people
• City population: 14,451
• Metro: Baraboo, WI
• Population (ZIP): 14,451
• Household income: $77,924
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 294.0

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 10% Two or more races 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 5% Romanian 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -122.25%
• Current HPI: 229.9937
• Rent YoY: —
• Metro: Baraboo, 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

Price history

1 event — show timeline

• 2026-05-26 Listed $159,900 SCWMLS

Property tax history

-0.5%/yr

Latest (2025): $670 · +10.1% YoY. Source: county tax records.