73 Ranger Ln · Warrens, WI 54666

$99,000

3 bd · 1.0 ba · 450 sqft · Condo · 69 Days on market

Built 1998 Fair condition $220/sqft · at area comps Est $101k · at est. $125/mo HOA · 11% of rent

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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 +19.7/30.0
• ARV discount +8.4/15.0
• 1% rule +6.8/10.0
• DSCR +6.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +1.3/10.0

Listing remarks MLS

Welcome to your home-away-from-home in one of Jellystone's desirable locations! Fully furnished 3 bedroom park model. Two of the bedrooms are equipped with built-in-bunk beds perfect for kids, and also a private master bedroom. Close proximity to mini golf, outside movie theatre, sandy beach area, swimming pool, water slides, lazy river, live music and so much more! Large deck for all your entertaining needs along with a large lot. Great time to buy, relax, and enjoy the summer months!

Key facts

• $125 HOA
• Community pool
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#465 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D, schools F, amenities F.
• Tomah Area School District (town): math 27% / reading 28% proficiency, ranked #293 of 342 in WI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 93 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 7.0

CMA / ARV

• ARV (median comp): $101,075
• List price: $99,000
• Delta: -2.05%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-8,505
• Equity at exit: $14,761

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $2,561
• Equity at exit: $8,560

Cash invested: $27,720 (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 54666

• Home prices YoY: -4.0%
• Active inventory: 34
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$125
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $117

Break-even live

Break-even rent $1,024

Max offer price $99,000

Occupancy floor 85%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $125 · $1,500/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 69 DOM
2. 2026-06-17
   days on market $99,000 Active 68 DOM
3. 2026-06-16
   days on market $99,000 Active 67 DOM
4. 2026-06-15
   days on market $99,000 Active 66 DOM
5. 2026-06-14
   days on market $99,000 Active 64 DOM
6. 2026-06-10
   days on market $99,000 Active 61 DOM
7. 2026-06-09
   days on market $99,000 Active 60 DOM
8. 2026-06-08
   days on market $99,000 Active 59 DOM
9. 2026-06-07
   days on market $99,000 Active 58 DOM
10. 2026-06-05
    days on market $99,000 Active 55 DOM
11. 2026-06-03
    days on market $99,000 Active 54 DOM
12. 2026-06-03
    remarks 554-char remark
13. 2026-06-02
    days on market $99,000 Active 53 DOM
14. 2026-06-01
    days on market $99,000 Active 52 DOM
15. 2026-05-31
    days on market $99,000 Active 51 DOM
16. 2026-05-31
    days on market $99,000 Active 50 DOM
17. 2026-04-10
    listed $99,000 Active 490-char remark

    Show marketing remark (490 chars)

    Welcome to your home-away-from-home in one of Jellystone's desirable locations! Fully furnished 3 bedroom park model. Two of the bedrooms are equipped with built-in-bunk beds perfect for kids, and also a private master bedroom. Close proximity to mini golf, outside movie theatre, sandy beach area, swimming pool, water slides, lazy river, live music and so much more! Large deck for all your entertaining needs along with a large lot. Great time to buy, relax, and enjoy the summer months!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,066
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − HOA: −$1,500
• − Depreciation: −$2,880
• Taxable loss: −$90
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $1,424/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 park model requires moderate repairs and maintenance, particularly to the deck and siding, to improve its condition and value. Painting and cleaning will significantly enhance its curb appeal and interior aesthetics.

Repairs flagged

• Major Deck painting — Painted deck shows significant wear
• Moderate Siding repair — Siding appears weathered and needs touch-up

Value-add opportunities

• Both Painting deck and siding — Enhances curb appeal and interior aesthetics
• Both Deep cleaning of kitchen and bathrooms — Improves cleanliness and freshens the space
• Both Landscaping and curb appeal improvements — Enhances overall property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck painting · Painted deck shows significant wear	Major	$15,000–50,000
Siding repair · Siding appears weathered and needs touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both Painting deck and siding — Enhances curb appeal and interior aesthetics ↑
• Both Deep cleaning of kitchen and bathrooms — Improves cleanliness and freshens the space ↑
• Both Landscaping and curb appeal improvements — Enhances overall property value and 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: Tomah Area School District
• NCES district ID: 5514910
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $50,063
• Composite: 24.14/100
• National rank: #7747
• State rank: #293 of 342 in WI

Livability — Warrens

• Score: 66/100
• State rank: #465
• US rank: #11843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrens, WI
• Population (ZIP): 2,623

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 45,682 people
• By 2030: 45,187 · -1.1%
• By 2040: 43,768 · -4.2%
• By 2050: 41,596 · -8.9%
• By 2075: 35,555 · -22.2%
• By 2100: 28,278 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Native American 2% Black 1%
• Common ancestry: Portuguese 8% Romanian 5% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+26.1) · D 36.3% · R 62.5% · Other 1.2%
• 2008→2024 swing: -34.1pp toward R · 2008: 8.0pp · 2024: -26.1pp
• All cycles: 2024: R+26.1 2020: R+23.6 2016: R+22.5 2012: R+0.7 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.47%
• Current HPI: 177.84
• 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

1 event — show timeline

• 2026-04-10 Listed $99,000 SCWMLS