S1085 Clara Ave #23 · Lake Delton, WI 53965

$79,900

3 bd · 2.0 ba · 1,088 sqft · SingleFamily · 39 Days on market

Built 1999 Fair condition $73/sqft · 64% below area ↓ 36% 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 +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

A place to call HOME! Whether you're searching for a full-time residence or the perfect vacation getaway, this charming home in the heart of Wisconsin Dells is worth a look! Located in the desirable Pine Aire Community, this 1999 Skyline manufactured home offers 3 bedrooms and 2 full bathrooms with a thoughtful split-bedroom layout ? featuring the primary suite on one end and two additional bedrooms on the other for added privacy. Enjoy the peaceful setting with mature trees bordering the end of the home. This is a personal property sale only ? no land included. All residents age 18 and older must complete an application through Pine Aire Community. Lot rent is $550/month plus a $50municipa

Key facts

• Split-bedroom layout
• Primary suite
• Pine aire community

Tags

• PINE AIRE COMMUNITY
• MATURE TREES
• SPLIT-BEDROOM LAYOUT
• PRIMARY SUITE

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home; One story; Entry level: Main
• Construction: Vinyl exterior; Year built: Other - see remarks
• Exterior features: Deck; Outside storage shed; Storage building/outbuilding

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher; Microwave
• Bedrooms: Master bedroom on main level (12 x 15); Bedroom 2 on main level (11 x 8); Bedroom 3 on main level (11 x 9)
• Bathrooms: Two full bathrooms; Master bathroom (full)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cathedral/vaulted ceilings; High-speed internet
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$219,091) 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 $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 2.6% in Lake Delton — 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 77/100 on livability (#120 in WI, #3,121 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, commute F.
• 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: 197 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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. 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: 2.18% ✓
• Cap rate: 18.66%
• Cash-on-cash: 44.18%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (median comp): $219,091
• List price: $79,900
• Delta: -63.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Pilgrim Dr	0.22mi	3/2.0	1,000 (-8%)	9mo	$128,000	$128	69
178 Arbor Dr	0.67mi	3/2.0	1,144 (+5%)	0mo	$292,900	$256	60
116 Red Oak Dr	0.74mi	2/1.0 (-1)	1,008 (-7%)	1mo	$239,750	$238	44
152 Lake Shore Dr	0.73mi	3/2.0	1,240 (+14%)	11mo	$209,000	$169	33

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: 41.2%
• Equity multiple: 2.77×
• Total profit: $39,539
• Equity at exit: $11,913

10-year hold

• IRR: 47.4%
• Equity multiple: 5.56×
• Total profit: $102,088
• Equity at exit: $6,908

Cash invested: $22,372 (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 53965

• Active inventory: 197
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $824

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $879	-5% $851	+0% $824	+5% $796	+10% $768
Rent	-10% $686	-5% $755	+0% $824	+5% $892	+10% $961
Rate	-1.0pp $864	-0.5pp $844	base $824	+0.5pp $803	+1.0pp $782

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Fieldstone Dr Unit 115 Wisconsin Dells, WI	2.0	2.0	1130	$1,825	$1.62	24d	1	1.21mi

Listing history 19 events

1. 2026-06-21
   days on market $79,900 Active 39 DOM
2. 2026-06-19
   days on market $79,900 Active 37 DOM
3. 2026-06-18
   days on market $79,900 Active 36 DOM
4. 2026-06-17
   pricedays on market $79,900 Active 35 DOM
5. 2026-06-16
   days on market $89,900 Active 34 DOM
6. 2026-06-15
   days on market $89,900 Active 33 DOM
7. 2026-06-14
   days on market $89,900 Active 31 DOM
8. 2026-06-12
   days on market $89,900 Active 30 DOM
9. 2026-06-09
   days on market $89,900 Active 27 DOM
10. 2026-06-08
    days on market $89,900 Active 26 DOM
11. 2026-06-07
    days on market $89,900 Active 25 DOM
12. 2026-06-05
    days on market $89,900 Active 22 DOM
13. 2026-06-03
    days on market $89,900 Active 21 DOM
14. 2026-06-02
    days on market $89,900 Active 20 DOM
15. 2026-06-01
    days on market $89,900 Active 19 DOM
16. 2026-05-31
    days on market $89,900 Active 18 DOM
17. 2026-05-30
    days on market $89,900 Active 17 DOM
18. 2026-05-19
    price $99,900 892-char remark
19. 2026-05-12
    listed $124,900 Active 892-char remark

ⓘ 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: $20,899
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$2,324
• Taxable income: $9,157
• Est. tax owed @ 24.0%: −$2,198
• After-tax cash flow: $7,686/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 single-family home in Wisconsin Dells requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Minor wooden deck — slight wear
• Minor exterior siding — slight wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Rental trim bushes — improves curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Rental trim bushes — improves 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: 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 — Lake Delton

• Score: 77/100
• State rank: #120
• US rank: #3121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Delton, WI
• County: Adams County · 10,818 people
• Metro: Madison, WI
• Population (ZIP): 10,818
• Household income: $66,667
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 220.0

Population outlook (Sauk County) Hauer SSP2

• Today (2025): 66,065 people
• By 2030: 66,755 · +1.0%
• By 2040: 66,999 · +1.4%
• By 2050: 65,499 · -0.9%
• By 2075: 60,000 · -9.2%
• By 2100: 51,070 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 2%

Political lean MEDSL · Sauk

• 2024 margin: Toss-up / Even · D 48.4% · R 50.0% · Other 1.6%
• 2008→2024 swing: -23.2pp toward R · 2008: 21.6pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.7 2016: R+0.3 2012: D+18.5 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.85%
• Current HPI: 234.2781
• 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

-36.0% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $79,900 SCWMLS
• 2026-05-27 Price Changed $89,900 SCWMLS
• 2026-05-19 Price Changed $99,900 SCWMLS
• 2026-05-12 Listed $124,900 SCWMLS