738 Charles Ln #212 · Dunn, WI 53589

$75,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 73 Days on market

Built 1998 Good condition $62/sqft · 87% below area ↓ 12% 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
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A MANUFACTURED HOME! MONTHLY LOT RENTAL IS $1,125 PER MONTH AND INCLUDES GARBAGE PICK UP AND MAINTENANCE OF ROADS. OWNER PAYS SEWER/WELL WATER ($25-$35/MONTH) AND PERSONAL PROPERTY TAX MONTHLY OF $17 APPROX. 2 pets allowed, 1 cat and 1 dog or 2 cats, dog breeds limited (mostly based on HOA meeting the dog, no certain breed restrictions) Awesome 3 BA 2 BA manufactured home in the middle of the park! Newly updated, open concept. All appl included! Nice yard with large shed included, low maintenance living! 2 car parking slab. 3 nice sized bedrooms, 2 full bath, and a nice laundry area, even the washer/dryer are included! See this one today! ?New Roof September of 2023 ?New Genesis windows 2020/2021 ?New Skirting 2019 ?New underbelly Insulation 2019 ?New Centeral Air unit 2018/2019 ?New Gutters/downspouts 2023 ?New carpet 2026 ?Fresh repaint 2026 ?Brand new front door & storm door 2026 ?Stainless steel appliances & whirlpool washer/dryer included

Key facts

• New gutters
• New skirting
• New central air unit

Tags

• NEW ROOF
• NEW GENESIS WINDOWS
• NEW SKIRTING
• NEW UNDERBELLY INSULATION
• NEW CENTRAL AIR UNIT
• NEW GUTTERS

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$560,107) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Stoughton Area School District (suburban): math 33% / reading 38% proficiency, ranked #197 of 342 in WI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 203 active listings in the ZIP; solid renter incomes; 5,519 units permitted in Dane County in 2024 (3,978 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dane County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.50% ✓
• Cap rate: 21.70%
• Cash-on-cash: 55.04%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

• ARV (median comp): $560,107
• List price: $75,000
• Delta: -86.61%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3644 Schneider Dr	0.41mi	3/1.5	1,364 (+14%)	13mo	$450,000	$330	45
2222 Colladay Point Dr	0.69mi	2/2.0 (-1)	1,372 (+14%)	21mo	$810,000	$590	21

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: 53.3%
• Equity multiple: 3.34×
• Total profit: $49,221
• Equity at exit: $11,183

10-year hold

• IRR: 58.5%
• Equity multiple: 6.81×
• Total profit: $121,969
• Equity at exit: $6,485

Cash invested: $21,000 (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 53589

• Active inventory: 203
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $963

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,015	-5% $989	+0% $963	+5% $937	+10% $911
Rent	-10% $815	-5% $889	+0% $963	+5% $1,037	+10% $1,111
Rate	-1.0pp $1,001	-0.5pp $982	base $963	+0.5pp $944	+1.0pp $924

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 73 DOM
2. 2026-06-17
   days on market $75,000 Active 72 DOM
3. 2026-06-16
   days on market $75,000 Active 71 DOM
4. 2026-06-15
   days on market $75,000 Active 70 DOM
5. 2026-06-14
   days on market $75,000 Active 68 DOM
6. 2026-06-13
   days on market $75,000 Active 67 DOM
7. 2026-06-10
   days on market $75,000 Active 65 DOM
8. 2026-06-09
   days on market $75,000 Active 64 DOM
9. 2026-06-08
   days on market $75,000 Active 63 DOM
10. 2026-06-07
    days on market $75,000 Active 62 DOM
11. 2026-06-03
    days on market $75,000 Active 58 DOM
12. 2026-06-02
    days on market $75,000 Active 57 DOM
13. 2026-06-01
    days on market $75,000 Active 56 DOM
14. 2026-05-31
    days on market $75,000 Active 55 DOM
15. 2026-05-31
    days on market $75,000 Active 54 DOM
16. 2026-05-07
    price $75,000 979-char remark

    Show marketing remark (979 chars)

    THIS IS A MANUFACTURED HOME! MONTHLY LOT RENTAL IS $1,125 PER MONTH AND INCLUDES GARBAGE PICK UP AND MAINTENANCE OF ROADS. OWNER PAYS SEWER/WELL WATER ($25-$35/MONTH) AND PERSONAL PROPERTY TAX MONTHLY OF $17 APPROX. 2 pets allowed, 1 cat and 1 dog or 2 cats, dog breeds limited (mostly based on HOA meeting the dog, no certain breed restrictions) Awesome 3 BA 2 BA manufactured home in the middle of the park! Newly updated, open concept. All appl included! Nice yard with large shed included, low maintenance living! 2 car parking slab. 3 nice sized bedrooms, 2 full bath, and a nice laundry area, even the washer/dryer are included! See this one today! ?New Roof September of 2023 ?New Genesis windows 2020/2021 ?New Skirting 2019 ?New underbelly Insulation 2019 ?New Centeral Air unit 2018/2019 ?New Gutters/downspouts 2023 ?New carpet 2026 ?Fresh repaint 2026 ?Brand new front door & storm door 2026 ?Stainless steel appliances & whirlpool washer/dryer included

17. 2026-04-24
    price $80,500 979-char remark

    Show marketing remark (979 chars)

    THIS IS A MANUFACTURED HOME! MONTHLY LOT RENTAL IS $1,125 PER MONTH AND INCLUDES GARBAGE PICK UP AND MAINTENANCE OF ROADS. OWNER PAYS SEWER/WELL WATER ($25-$35/MONTH) AND PERSONAL PROPERTY TAX MONTHLY OF $17 APPROX. 2 pets allowed, 1 cat and 1 dog or 2 cats, dog breeds limited (mostly based on HOA meeting the dog, no certain breed restrictions) Awesome 3 BA 2 BA manufactured home in the middle of the park! Newly updated, open concept. All appl included! Nice yard with large shed included, low maintenance living! 2 car parking slab. 3 nice sized bedrooms, 2 full bath, and a nice laundry area, even the washer/dryer are included! See this one today! ?New Roof September of 2023 ?New Genesis windows 2020/2021 ?New Skirting 2019 ?New underbelly Insulation 2019 ?New Centeral Air unit 2018/2019 ?New Gutters/downspouts 2023 ?New carpet 2026 ?Fresh repaint 2026 ?Brand new front door & storm door 2026 ?Stainless steel appliances & whirlpool washer/dryer included

18. 2026-04-06
    listed $85,700 Active 979-char remark

    Show marketing remark (979 chars)

    THIS IS A MANUFACTURED HOME! MONTHLY LOT RENTAL IS $1,125 PER MONTH AND INCLUDES GARBAGE PICK UP AND MAINTENANCE OF ROADS. OWNER PAYS SEWER/WELL WATER ($25-$35/MONTH) AND PERSONAL PROPERTY TAX MONTHLY OF $17 APPROX. 2 pets allowed, 1 cat and 1 dog or 2 cats, dog breeds limited (mostly based on HOA meeting the dog, no certain breed restrictions) Awesome 3 BA 2 BA manufactured home in the middle of the park! Newly updated, open concept. All appl included! Nice yard with large shed included, low maintenance living! 2 car parking slab. 3 nice sized bedrooms, 2 full bath, and a nice laundry area, even the washer/dryer are included! See this one today! ?New Roof September of 2023 ?New Genesis windows 2020/2021 ?New Skirting 2019 ?New underbelly Insulation 2019 ?New Centeral Air unit 2018/2019 ?New Gutters/downspouts 2023 ?New carpet 2026 ?Fresh repaint 2026 ?Brand new front door & storm door 2026 ?Stainless steel appliances & whirlpool washer/dryer included

ⓘ 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: $22,504
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$2,182
• Taxable income: $11,020
• Est. tax owed @ 24.0%: −$2,645
• After-tax cash flow: $8,913/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

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, including a new roof and appliances. It's move-in ready with a good curb appeal and low maintenance living.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and adding plants — Improves curb appeal and adds value
• Both Adding a small shed or storage unit — Provides additional storage and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding plants — Improves curb appeal and adds value ↑
• Both Adding a small shed or storage unit — Provides additional storage and enhances curb appeal ↑

ⓘ 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: Stoughton Area School District
• NCES district ID: 5514550
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $67,233
• Composite: 32.4/100
• National rank: #5730
• State rank: #197 of 342 in WI

Livability — Dunn

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

Census & demographics

• County: Dane County · 506,461 people
• Metro: Madison, WI
• Population (ZIP): 19,550
• Household income: $96,226
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 286.0

Population outlook (Dane County) Hauer SSP2

• Today (2025): 610,707 people
• By 2030: 654,875 · +7.2%
• By 2040: 740,480 · +21.2%
• By 2050: 826,188 · +35.3%
• By 2075: 1,040,574 · +70.4%
• By 2100: 1,168,084 · +91.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 21% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Dane

• 2024 margin: Solid D (+51.7) · D 75.1% · R 23.4% · Other 1.5%
• 2008→2024 swing: +4.7pp toward D · 2008: 47.0pp · 2024: 51.7pp
• All cycles: 2024: D+51.7 2020: D+52.6 2016: D+48.0 2012: D+43.6 2008: D+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -299.98%
• Current HPI: 261.1854
• Rent YoY: —
• Metro: Madison, 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

-12.5% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $75,000 SCWMLS
• 2026-04-24 Price Changed $80,500 SCWMLS
• 2026-04-06 Listed $85,700 SCWMLS