W210N11678 Pinecrest Ln · Germantown, WI 53022

$85,000

2 bd · 2.0 ba · 1,456 sqft · SingleFamily · 7 Days on market

Built 1989 Fair condition $825/mo HOA · 46% of rent

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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 +14.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS IS A MANUFACTURED HOME! MONTHLY LOT RENTAL IS $825 PER MONTH AND INCLUDES GARBAGE PICK UP AND MAINTENANCE OF ROADS. WATER/SEWER $25-$35/MONTH AND PERSONAL PROPERTY TAX IS $77.89, MAKING YOUR TOTAL PAYMENT $927.89 MONTHLY WILL NEED SPECIAL FINANCING! Charming and well-maintained 1,456 sq. ft. Marshfield manufactured home located in Brookside Mobile Home Park in Germantown. This spacious double-wide offers 2 large bedrooms, 2 full bathrooms, and a versatile den featuring a cozy fireplace perfect for a home office, reading room, or additional living space. Must see today! Enjoy peace of mind with a new furnace and central air installed in 2023 and a new 30-gallon water heater in 2025. A

Key facts

• New furnace
• Versatile den
• Manufactured home

Tags

• MANUFACTURED HOME
• NEW FURNACE
• CENTRAL AIR
• NEW WATER HEATER
• COZY FIREPLACE
• VERSATILE DEN

Property features AI

Finance

• Other: Inclusions: gas stove, refrigerator, dishwasher, freezer, washer, dryer, shed, lawn mower, snow blower, pressure washer; Exclusions: seller's personal items
• HOA & community: HOA fee reported annually

Exterior

• Parking: 1-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; One-story; Vinyl exterior; Located in Brookside Meadows subdivision; Zoned residential
• Construction: No finished below-grade space; Finished above-grade living space reported
• Exterior features: Deck; Storage building (shed)

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher; Freezer
• Bedrooms: Main-level master bedroom (13 x 15); Main-level bedroom 2 (11 x 13)
• Bathrooms: Two full bathrooms; Master bath with whirlpool
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heating
• Interior features: Cable/satellite available
• Laundry & utility: Washer and dryer included

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$294,112) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $17 ($208/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 6.5% vs local median 2.2% in Germantown — 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 72/100 on livability (#229 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Germantown School District (suburban): math 50% / reading 45% proficiency, ranked #52 of 342 in WI (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 82 active listings in the ZIP; solid renter incomes; 453 units permitted in Washington County in 2024 (105 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $85,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 2.13% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $294,112
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
N115W21106 Brookside Cir	0.15mi	3/2.0 (+1)	1,600 (+10%)	1mo	$125,000	$78	71
N113W20494 Edgewood Dr	0.52mi	3/1.5 (+1)	1,546 (+6%)	20mo	$312,000	$202	42
W202N12135 Patricia Ln	0.75mi	3/1.5 (+1)	1,600 (+10%)	19mo	$337,500	$211	26

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-12,135
• Equity at exit: $12,674

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-6,975
• Equity at exit: $7,349

Cash invested: $23,800 (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 53022

• Active inventory: 82
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$825
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $17

Break-even live

Break-even rent $1,788

Max offer price $85,000

Occupancy floor 94%

Sensitivity live

Price	-10% $76	-5% $47	+0% $17	+5% $-12	+10% $-41
Rent	-10% $-126	-5% $-54	+0% $17	+5% $89	+10% $160
Rate	-1.0pp $60	-0.5pp $39	base $17	+0.5pp $-5	+1.0pp $-27

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $825 · $9,900/yr
• Likely covers: watersewertrash

Listing history 5 events

1. 2026-06-13
   statusdays on market $85,000 Pending 7 DOM
2. 2026-06-09
   days on market $85,000 Active 5 DOM
3. 2026-06-08
   days on market $85,000 Active 4 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $85,000 Active 3 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: $21,718
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − HOA: −$9,900
• − Depreciation: −$2,473
• Taxable loss: −$591
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $350/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

Fair 45/100 Cosmetic rehab

A fair-condition manufactured home with cosmetic updates needed, including painting and landscaping, to improve its resale and rental value.

Repairs flagged

• Minor Paint — Some wear visible on walls and cabinets
• Minor Landscaping — Some landscaping appears unkempt

Value-add opportunities

• Both Painting and updating the interior — Fresh paint and updated decor can significantly improve the home's appeal and value
• Both Landscaping and yard maintenance — A well-maintained yard can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear visible on walls and cabinets	Minor	$500–3,000
Landscaping · Some landscaping appears unkempt	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting and updating the interior — Fresh paint and updated decor can significantly improve the home's appeal and value ↑
• Both Landscaping and yard maintenance — A well-maintained yard can enhance curb appeal 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: Germantown School District
• NCES district ID: 5505160
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $80,496
• Composite: 43.66/100
• National rank: #2961
• State rank: #52 of 342 in WI

Livability — Germantown

• Score: 72/100
• State rank: #229
• US rank: #6122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Germantown, WI
• County: Washington County · 47,863 people
• City population: 20,046
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 20,046
• Household income: $100,890
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 384.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 137,678 people
• By 2030: 138,441 · +0.6%
• By 2040: 137,047 · -0.5%
• By 2050: 130,918 · -4.9%
• By 2075: 115,447 · -16.1%
• By 2100: 93,069 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 7% Black 4% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Portuguese 3% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+36.3) · D 31.3% · R 67.6% · Other 1.2%
• 2008→2024 swing: -6.7pp toward R · 2008: -29.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+38.1 2016: R+40.5 2012: R+40.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.24%
• Current HPI: 169.5534
• Rent YoY: —
• Metro: Milwaukee-Waukesha, 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

• 2026-06-03 Listed $85,000 SCWMLS