4035 1st Ln #74 · Briggsville, WI 53920

$29,000

1 bd · 1.0 ba · 450 sqft · SingleFamily · 172 Days on market

Built 1995 ↓ 23% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PERSONAL PROPERTY SALE. Enjoy easy, turnkey seasonal campground living with this newly remodeled park model located in the Lake Mason Campground Site #74. This personal property sale offers approximately 450 square feet of living space with one bedroom and one full bathroom, thoughtfully updated and move-in ready. Everything shown in the photos is included in the sale, making this a fully furnished and hassle-free opportunity. The park model also features a deck, providing a great space to relax, entertain, or enjoy the outdoors. Annual lot rent is $2,700, making this an affordable option for a seasonal retreat, weekend getaway, or summer escape near Lake Mason.

Key facts

• Deck
• Fully furnished
• Built 1995

Tags

• FULLY FURNISHED
• DECK
• TURNKEY CAMPGROUND LIVING
• LAKE MASON CAMPGROUND

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Wisconsin Dells School District (town): math 44% / reading 40% proficiency, ranked #135 of 342 in WI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 126 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($200 loan paydown + $1k appreciation (4.6% local appreciation)).
• Adams County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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. 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: 7.84% ✓
• Cap rate: 72.37%
• Cash-on-cash: 235.98%
• DSCR: 11.50
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.28×
• Total profit: $107,818
• Equity at exit: $15,792

10-year hold

• IRR: —
• Equity multiple: 30.36×
• Total profit: $238,375
• Equity at exit: $26,739

Cash invested: $8,120 (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 53920

• Home prices YoY: 2.4%
• Active inventory: 5
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $1,597

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 25%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $29,000 Active 172 DOM
2. 2026-06-18
   days on market $29,000 Active 171 DOM
3. 2026-06-17
   days on market $29,000 Active 170 DOM
4. 2026-06-16
   days on market $29,000 Active 169 DOM
5. 2026-06-15
   days on market $29,000 Active 168 DOM
6. 2026-06-14
   days on market $29,000 Active 166 DOM
7. 2026-06-12
   days on market $29,000 Active 165 DOM
8. 2026-06-09
   days on market $29,000 Active 162 DOM
9. 2026-06-08
   days on market $29,000 Active 161 DOM
10. 2026-06-07
    days on market $29,000 Active 160 DOM
11. 2026-06-05
    days on market $29,000 Active 157 DOM
12. 2026-06-03
    days on market $29,000 Active 156 DOM
13. 2026-06-02
    days on market $29,000 Active 155 DOM
14. 2026-06-01
    days on market $29,000 Active 154 DOM
15. 2026-05-31
    days on market $29,000 Active 153 DOM
16. 2026-05-30
    days on market $29,000 Active 152 DOM
17. 2026-02-23
    price $29,000 670-char remark

    Show marketing remark (670 chars)

    PERSONAL PROPERTY SALE. Enjoy easy, turnkey seasonal campground living with this newly remodeled park model located in the Lake Mason Campground Site #74. This personal property sale offers approximately 450 square feet of living space with one bedroom and one full bathroom, thoughtfully updated and move-in ready. Everything shown in the photos is included in the sale, making this a fully furnished and hassle-free opportunity. The park model also features a deck, providing a great space to relax, entertain, or enjoy the outdoors. Annual lot rent is $2,700, making this an affordable option for a seasonal retreat, weekend getaway, or summer escape near Lake Mason.

18. 2025-12-29
    listed $37,500 Active 670-char remark

    Show marketing remark (670 chars)

    PERSONAL PROPERTY SALE. Enjoy easy, turnkey seasonal campground living with this newly remodeled park model located in the Lake Mason Campground Site #74. This personal property sale offers approximately 450 square feet of living space with one bedroom and one full bathroom, thoughtfully updated and move-in ready. Everything shown in the photos is included in the sale, making this a fully furnished and hassle-free opportunity. The park model also features a deck, providing a great space to relax, entertain, or enjoy the outdoors. Annual lot rent is $2,700, making this an affordable option for a seasonal retreat, weekend getaway, or summer escape near Lake Mason.

ⓘ 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: $27,300
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$844
• Taxable income: $19,884
• Est. tax owed @ 24.0%: −$4,772
• After-tax cash flow: $14,390/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: Wisconsin Dells School District
• NCES district ID: 5517040
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $47,233
• Composite: 35.91/100
• National rank: #4810
• State rank: #135 of 342 in WI

Livability — Briggsville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 544

Population outlook (Adams County) Hauer SSP2

• Today (2025): 18,560 people
• By 2030: 17,523 · -5.6%
• By 2040: 14,888 · -19.8%
• By 2050: 12,359 · -33.4%
• By 2075: 8,662 · -53.3%
• By 2100: 6,000 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 27% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Romanian 6% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Arabic 2%

Political lean MEDSL · Adams

• 2024 margin: Strong R (+25.8) · D 34.6% · R 60.4% · Other 5.0%
• 2008→2024 swing: -44.2pp toward R · 2008: 18.3pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+25.7 2016: R+21.8 2012: D+8.7 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.63%
• Current HPI: 198.7243
• 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

-22.7% since first listed

2 events — show timeline

• 2026-02-23 Price Changed $29,000 SCWMLS
• 2025-12-29 Listed $37,500 SCWMLS