Lot 119 N 8th St · Avoca, WI 53506

$43,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 106 Days on market

Built 1978 Fair condition $39/sqft · 68% below area ↓ 25% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to a well maintained and renovated trailer home, with no land, in the Whisper'n Pines Mobile Home Park, located in Avoca, WI. It is 80'X14', with three bedrooms and two full baths, one of which is the primary bedroom bath. This home is move in ready with all the essential appliances included. Upgrades in the last ten years include a steel roof, A/C unit, kitchen appliances, and washer and dryer! Furnace and water heater both 17 years old. A short walk to the end of Eighth St you'll find a park and the public boat landing for Avoca Lake. Just minutes drive to public hunting ground and the Wisconsin River. Apply at remsmbe.com for approval to lease the lot. Monthly lot rent required. Trailer can be removed from park with coordination of property manager.

Key facts

• Public boat landing
• Wisconsin river
• Built 1978

Tags

• RENOVATED TRAILER HOME
• PUBLIC BOAT LANDING
• PUBLIC HUNTING GROUND
• WISCONSIN RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $44k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#479 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Riverdale School District (rural): math 37% / reading 35% proficiency, ranked #222 of 342 in WI (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 72 units permitted in Iowa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($304 loan paydown + $4k appreciation (10.0% local appreciation)).
• Iowa County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Recommended offer $39,949 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.48% ✓
• Cap rate: 21.52%
• Cash-on-cash: 54.39%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (median comp): $137,431
• List price: $43,900
• Delta: -68.06%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Clyde St	0.15mi	2/1.0 (-1)	1,040 (-7%)	3mo	$164,000	$158	70
700 N 8th St	0.31mi	2/2.0 (-1)	1,200 (+7%)	1mo	$110,000	$92	68
404 Lakeshore Dr	0.43mi	3/1.5	1,100 (-2%)	9mo	$147,000	$134	67
107 S 5th St	0.36mi	3/2.0	1,173 (+5%)	17mo	$130,000	$111	61
96 Lakeshore Dr	0.67mi	2/1.5 (-1)	990 (-12%)	22mo	$185,900	$188	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.4%
• Equity multiple: 5.83×
• Total profit: $59,409
• Equity at exit: $39,549

10-year hold

• IRR: 61.0%
• Equity multiple: 12.97×
• Total profit: $147,078
• Equity at exit: $85,288

Cash invested: $12,292 (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 53506

• Home prices YoY: 26.9%
• Active inventory: 8
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$230
• Tax est. 1.5%: −$55 /mo · $658/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $557

Break-even live

Break-even rent $384

Max offer price $43,900

Occupancy floor 44%

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: $10,975
• Closing costs: $1,317
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-04
   status $43,900 Pending 106 DOM
2. 2026-06-03
   days on market $43,900 Active 106 DOM
3. 2026-06-02
   days on market $43,900 Active 105 DOM
4. 2026-06-01
   days on market $43,900 Active 104 DOM
5. 2026-05-31
   days on market $43,900 Active 103 DOM
6. 2026-04-22
   price $45,000 770-char remark

   Show marketing remark (770 chars)

   Welcome to a well maintained and renovated trailer home, with no land, in the Whisper'n Pines Mobile Home Park, located in Avoca, WI. It is 80'X14', with three bedrooms and two full baths, one of which is the primary bedroom bath. This home is move in ready with all the essential appliances included. Upgrades in the last ten years include a steel roof, A/C unit, kitchen appliances, and washer and dryer! Furnace and water heater both 17 years old. A short walk to the end of Eighth St you'll find a park and the public boat landing for Avoca Lake. Just minutes drive to public hunting ground and the Wisconsin River. Apply at remsmbe.com for approval to lease the lot. Monthly lot rent required. Trailer can be removed from park with coordination of property manager.

7. 2026-03-11
   price $49,900 770-char remark

   Show marketing remark (770 chars)

   Welcome to a well maintained and renovated trailer home, with no land, in the Whisper'n Pines Mobile Home Park, located in Avoca, WI. It is 80'X14', with three bedrooms and two full baths, one of which is the primary bedroom bath. This home is move in ready with all the essential appliances included. Upgrades in the last ten years include a steel roof, A/C unit, kitchen appliances, and washer and dryer! Furnace and water heater both 17 years old. A short walk to the end of Eighth St you'll find a park and the public boat landing for Avoca Lake. Just minutes drive to public hunting ground and the Wisconsin River. Apply at remsmbe.com for approval to lease the lot. Monthly lot rent required. Trailer can be removed from park with coordination of property manager.

8. 2026-02-17
   listed $59,900 Active 770-char remark

   Show marketing remark (770 chars)

   Welcome to a well maintained and renovated trailer home, with no land, in the Whisper'n Pines Mobile Home Park, located in Avoca, WI. It is 80'X14', with three bedrooms and two full baths, one of which is the primary bedroom bath. This home is move in ready with all the essential appliances included. Upgrades in the last ten years include a steel roof, A/C unit, kitchen appliances, and washer and dryer! Furnace and water heater both 17 years old. A short walk to the end of Eighth St you'll find a park and the public boat landing for Avoca Lake. Just minutes drive to public hunting ground and the Wisconsin River. Apply at remsmbe.com for approval to lease the lot. Monthly lot rent required. Trailer can be removed from park with coordination of property manager.

ⓘ 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: $13,071
• − Mortgage interest: −$2,459
• − Property taxes: −$658
• − Insurance: −$220
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,277
• Taxable income: $6,365
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $5,158/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 · 2 photos

Fair 45/100 Moderate rehab

The home requires significant exterior repairs and maintenance, including painting, re-siding, and landscaping. These improvements would significantly increase its resale and rental value.

Repairs flagged

• Major roof — The independent image shows a steel roof, but the listing photos show a different roof style.
• Major exterior siding and paint — The independent image shows siding and paint that appear worn and faded.
• Major landscaping — The independent image shows a lot with trees and no landscaping, but the listing photos show a dirt lot with minimal vegetation.

Value-add opportunities

• Both Paint and re-siding — Painting and re-siding the exterior would improve the home's curb appeal and increase its value.
• Both Landscaping — Landscaping would improve the home's curb appeal and increase its value.
• Rental HVAC unit — Refrigerant leaks or other HVAC issues could affect tenant satisfaction and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows a steel roof, but the listing photos show a different roof style.	Major	$15,000–50,000
exterior siding and paint · The independent image shows siding and paint that appear worn and faded.	Major	$15,000–50,000
landscaping · The independent image shows a lot with trees and no landscaping, but the listing photos show a dirt lot with minimal vegetation.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint and re-siding — Painting and re-siding the exterior would improve the home's curb appeal and increase its value. ↑
• Both Landscaping — Landscaping would improve the home's curb appeal and increase its value. ↑
• Rental HVAC unit — Refrigerant leaks or other HVAC issues could affect tenant satisfaction and rental 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: Riverdale School District
• NCES district ID: 5510140
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $41,769
• Composite: 30.41/100
• National rank: #6250
• State rank: #222 of 342 in WI

Livability — Avoca

• Score: 66/100
• State rank: #479
• US rank: #12184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avoca, WI
• Population (ZIP): 989

Population outlook (Iowa County) Hauer SSP2

• Today (2025): 23,848 people
• By 2030: 23,562 · -1.2%
• By 2040: 22,348 · -6.3%
• By 2050: 20,438 · -14.3%
• By 2075: 16,112 · -32.4%
• By 2100: 11,146 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 3% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Portuguese 14% Italian 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Iowa

• 2024 margin: Lean D (+7.6) · D 52.9% · R 45.3% · Other 1.8%
• 2008→2024 swing: -27.1pp toward R · 2008: 34.7pp · 2024: 7.6pp
• All cycles: 2024: D+7.6 2020: D+13.7 2016: D+15.3 2012: D+30.3 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.66%
• Current HPI: 201.26
• 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

-24.9% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $45,000 SCWMLS
• 2026-03-11 Price Changed $49,900 SCWMLS
• 2026-02-17 Listed $59,900 SCWMLS