N550 Gannon Rd Unit M45 · Lake Wisconsin, WI 53555

$45,000

2 bd · 1.0 ba · 516 sqft · SingleFamily · 40 Days on market

Built 1962 Fair condition ↓ 10% 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
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live just a few steps from Crystal Lake in this peaceful mobile home setting. Surrounded by bluff views and a welcoming community, you?ll enjoy endless summer recreation, duck hunting opportunities, and all the outdoor activities the area offers. Located 6 miles from the Wisconsin river with biking trails. . New pool and the Bar and Grill within walking distance and laundry facilities on site. A short drive brings you to Treinen Farms and Wollersheim Winery, making this a relaxing home base for weekend adventures or year-round living.

Key facts

• New pool
• Scenic bluff views
• On-site laundry

Tags

• SCENIC BLUFF VIEWS
• NEW POOL
• ON-SITE LAUNDRY

Property features AI

Finance

• Other: Includes stove, refrigerator, microwave, and furniture; seller's personal property excluded

Exterior

• Utilities: Shared well; Private septic system
• Home design: Single-family, one-story home; Entry level: Main; Subdivision: Crystal Lake Campground; Zoned residential
• Construction: 516 finished above-grade square feet; No finished below-grade area; Estimated size: 750 sq. ft. or less
• Exterior features: Deck; Vinyl exterior; Storage building/outbuilding; Located on Crystal (body of water)

Interior

• Kitchen: Range/oven; Refrigerator; Microwave
• Bedrooms: Main-level master bedroom (11 x 9); Main-level second bedroom (10 x 6)
• Bathrooms: One full bathroom; no en-suite master bath
• Heating & cooling: Electric heating; Wall A/C
• Interior features: Cathedral/vaulted ceiling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 0.2% in Lake Wisconsin — 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 67/100 on livability (#418 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, health & safety D, amenities F.
• Lodi School District (town): math 29% / reading 36% proficiency, ranked #226 of 342 in WI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Lodi Primary (395 students, 12% FRL); Lodi Middle (math 20% / reading 37%, grade F, #282 of 383 statewide, top 76%, 335 students, 19% FRL); Lodi High (math 47% / reading 52%, grade D, #36 of 483 statewide, top 9%, 451 students, 14% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 43 active listings in the ZIP; 219 units permitted in Columbia County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Columbia County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 2.53% ✓
• Cap rate: 22.01%
• Cash-on-cash: 56.15%
• DSCR: 3.50
• GRM: 3.3

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: 54.5%
• Equity multiple: 3.40×
• Total profit: $30,274
• Equity at exit: $6,710

10-year hold

• IRR: 59.6%
• Equity multiple: 6.94×
• Total profit: $74,781
• Equity at exit: $3,891

Cash invested: $12,600 (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 53555

• Home prices YoY: -30.2%
• Active inventory: 43
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $590

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 43%

Sensitivity live

Price	-10% $621	-5% $605	+0% $590	+5% $574	+10% $558
Rent	-10% $499	-5% $545	+0% $590	+5% $635	+10% $680
Rate	-1.0pp $612	-0.5pp $601	base $590	+0.5pp $578	+1.0pp $566

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   status $45,000 Pending 40 DOM
2. 2026-06-15
   days on market $45,000 Active 40 DOM
3. 2026-06-14
   days on market $45,000 Active 38 DOM
4. 2026-06-13
   days on market $45,000 Active 37 DOM
5. 2026-06-10
   days on market $45,000 Active 35 DOM
6. 2026-06-09
   days on market $45,000 Active 34 DOM
7. 2026-06-08
   days on market $45,000 Active 33 DOM
8. 2026-06-07
   days on market $45,000 Active 32 DOM
9. 2026-06-05
   days on market $45,000 Active 29 DOM
10. 2026-06-03
    days on market $45,000 Active 28 DOM
11. 2026-06-02
    days on market $45,000 Active 27 DOM
12. 2026-06-01
    days on market $45,000 Active 26 DOM
13. 2026-05-31
    days on market $45,000 Active 25 DOM
14. 2026-05-31
    days on market $45,000 Active 24 DOM
15. 2026-05-06
    listed $45,000 Active 580-char remark
16. 2026-05-05
    historical 540-char remark

    Show marketing remark (540 chars)

    Live just a few steps from Crystal Lake in this peaceful mobile home setting. Surrounded by bluff views and a welcoming community, you?ll enjoy endless summer recreation, duck hunting opportunities, and all the outdoor activities the area offers. Located 6 miles from the Wisconsin river with biking trails. . New pool and the Bar and Grill within walking distance and laundry facilities on site. A short drive brings you to Treinen Farms and Wollersheim Winery, making this a relaxing home base for weekend adventures or year-round living.

17. 2025-11-14
    listed $50,000 Active 540-char remark

    Show marketing remark (540 chars)

    Live just a few steps from Crystal Lake in this peaceful mobile home setting. Surrounded by bluff views and a welcoming community, you?ll enjoy endless summer recreation, duck hunting opportunities, and all the outdoor activities the area offers. Located 6 miles from the Wisconsin river with biking trails. . New pool and the Bar and Grill within walking distance and laundry facilities on site. A short drive brings you to Treinen Farms and Wollersheim Winery, making this a relaxing home base for weekend adventures or year-round living.

ⓘ 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: $13,679
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,309
• Taxable income: $6,761
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $5,452/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its value. Paint, flooring, and landscaping are the highest-ROI updates.

Repairs flagged

• Minor Paint — Paint appears chipped and faded in some areas
• Minor Flooring — Carpet appears worn in some areas
• Minor Windows — Curtains are present but may need cleaning

Value-add opportunities

• Both Paint and update flooring — Both updates will improve the home's appearance and increase its value
• Both Landscaping — A well-maintained yard can enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears chipped and faded in some areas	Minor	$500–3,000
Flooring · Carpet appears worn in some areas	Minor	$500–3,000
Windows · Curtains are present but may need cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint and update flooring — Both updates will improve the home's appearance and increase its value ↑
• Both Landscaping — A well-maintained yard can enhance curb appeal and attract potential buyers ↑

ⓘ 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: Lodi School District
• NCES district ID: 5508190
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $70,334
• Composite: 30.2/100
• National rank: #6312
• State rank: #226 of 342 in WI

Livability — Lake Wisconsin

• Score: 67/100
• State rank: #418
• US rank: #10417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,708

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 56,322 people
• By 2030: 55,530 · -1.4%
• By 2040: 53,204 · -5.5%
• By 2050: 50,388 · -10.5%
• By 2075: 44,799 · -20.5%
• By 2100: 38,207 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 15% Romanian 7% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Columbia

• 2024 margin: Toss-up / Even · D 47.0% · R 51.6% · Other 1.3%
• 2008→2024 swing: -19.9pp toward R · 2008: 15.3pp · 2024: -4.6pp
• All cycles: 2024: R+4.6 2020: R+1.5 2016: R+2.2 2012: D+13.6 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.21%
• Current HPI: 293.8951
• 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

-10.0% since first listed

4 events — show timeline

• 2026-06-15 Pending — SCWMLS
• 2026-05-06 Listed $45,000 SCWMLS
• 2026-05-05 Listing Removed — SCWMLS
• 2025-11-14 Listed $50,000 SCWMLS