2482 Wilderness Trl · Quincy, WI 53934

$144,900

3 bd · 1.0 ba · 648 sqft · Other · 283 Days on market

Built 1968 3.26 ac lot $224/sqft · 9% below area Est $159k · 9% under ↓ 3% since listing

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Why this score? — see what drove the D+ 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 +19.1/30.0
• ARV discount +11.6/15.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

How about the perfect opportunity to own more than 3 acres with a 3 bedroom home at an affordable price? This freshly remodeled single wide manufactured home sits on 3.26 wooded acres and has a four year old gabled roof. The home has the feel of modern comforts with a large deck for entertaining, grilling, sitting and watching all the beautiful wildlife, or enjoying the wonderful Wisconsin seasons. Nice mature pines, hardwoods, and an apple tree. Have extra guest? Have family you want to keep at a distance? Fix up the additional camper just for them. Just a stones throw to Castle Rock Lake and only about 40 minutes to the famous Wisconsin Dells or Wisconsin Rapids. Seller has loved this home for more than 30 years and hates to sell. Marquette Adams fiber optic internet available. See it today!

Key facts

• Large deck
• Gabled roof
• Hardwoods

Tags

• 3 ACRES
• WOODED ACRES
• GABLED ROOF
• LARGE DECK
• MATURE PINES
• HARDWOODS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (10.9% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Adams-Friendship Area School District (rural): math 22% / reading 19% proficiency, ranked #331 of 342 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 91 active listings in the ZIP; 126 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Adams County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($128k) 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $159,479
• List price: $144,900
• Delta: -9.14%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-13,717
• Equity at exit: $21,605

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $450
• Equity at exit: $12,528

Cash invested: $40,572 (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 53934

• Home prices YoY: -26.5%
• Active inventory: 91
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $154

Break-even live

Break-even rent $1,096

Max offer price $144,900

Occupancy floor 83%

Sensitivity live

Price	-10% $236	-5% $195	+0% $154	+5% $113	+10% $72
Rent	-10% $52	-5% $103	+0% $154	+5% $205	+10% $256
Rate	-1.0pp $227	-0.5pp $191	base $154	+0.5pp $117	+1.0pp $79

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $144,900 Active 283 DOM
2. 2026-06-17
   days on market $144,900 Active 282 DOM
3. 2026-06-16
   days on market $144,900 Active 281 DOM
4. 2026-06-15
   days on market $144,900 Active 280 DOM
5. 2026-06-14
   days on market $144,900 Active 278 DOM
6. 2026-06-13
   days on market $144,900 Active 277 DOM
7. 2026-06-10
   days on market $144,900 Active 275 DOM
8. 2026-06-09
   days on market $144,900 Active 274 DOM
9. 2026-06-08
   days on market $144,900 Active 273 DOM
10. 2026-06-07
    days on market $144,900 Active 272 DOM
11. 2026-06-03
    days on market $144,900 Active 268 DOM
12. 2026-06-02
    days on market $144,900 Active 267 DOM
13. 2026-06-01
    days on market $144,900 Active 266 DOM
14. 2026-05-31
    days on market $144,900 Active 265 DOM
15. 2026-05-31
    days on market $144,900 Active 264 DOM
16. 2026-02-18
    status Active 804-char remark

    Show marketing remark (804 chars)

    How about the perfect opportunity to own more than 3 acres with a 3 bedroom home at an affordable price? This freshly remodeled single wide manufactured home sits on 3.26 wooded acres and has a four year old gabled roof. The home has the feel of modern comforts with a large deck for entertaining, grilling, sitting and watching all the beautiful wildlife, or enjoying the wonderful Wisconsin seasons. Nice mature pines, hardwoods, and an apple tree. Have extra guest? Have family you want to keep at a distance? Fix up the additional camper just for them. Just a stones throw to Castle Rock Lake and only about 40 minutes to the famous Wisconsin Dells or Wisconsin Rapids. Seller has loved this home for more than 30 years and hates to sell. Marquette Adams fiber optic internet available. See it today!

17. 2025-10-18
    historical 804-char remark

    Show marketing remark (804 chars)

    How about the perfect opportunity to own more than 3 acres with a 3 bedroom home at an affordable price? This freshly remodeled single wide manufactured home sits on 3.26 wooded acres and has a four year old gabled roof. The home has the feel of modern comforts with a large deck for entertaining, grilling, sitting and watching all the beautiful wildlife, or enjoying the wonderful Wisconsin seasons. Nice mature pines, hardwoods, and an apple tree. Have extra guest? Have family you want to keep at a distance? Fix up the additional camper just for them. Just a stones throw to Castle Rock Lake and only about 40 minutes to the famous Wisconsin Dells or Wisconsin Rapids. Seller has loved this home for more than 30 years and hates to sell. Marquette Adams fiber optic internet available. See it today!

18. 2025-07-24
    price $144,900 804-char remark

    Show marketing remark (804 chars)

    How about the perfect opportunity to own more than 3 acres with a 3 bedroom home at an affordable price? This freshly remodeled single wide manufactured home sits on 3.26 wooded acres and has a four year old gabled roof. The home has the feel of modern comforts with a large deck for entertaining, grilling, sitting and watching all the beautiful wildlife, or enjoying the wonderful Wisconsin seasons. Nice mature pines, hardwoods, and an apple tree. Have extra guest? Have family you want to keep at a distance? Fix up the additional camper just for them. Just a stones throw to Castle Rock Lake and only about 40 minutes to the famous Wisconsin Dells or Wisconsin Rapids. Seller has loved this home for more than 30 years and hates to sell. Marquette Adams fiber optic internet available. See it today!

19. 2025-05-06
    listed $149,900 Active 804-char remark

    Show marketing remark (804 chars)

    How about the perfect opportunity to own more than 3 acres with a 3 bedroom home at an affordable price? This freshly remodeled single wide manufactured home sits on 3.26 wooded acres and has a four year old gabled roof. The home has the feel of modern comforts with a large deck for entertaining, grilling, sitting and watching all the beautiful wildlife, or enjoying the wonderful Wisconsin seasons. Nice mature pines, hardwoods, and an apple tree. Have extra guest? Have family you want to keep at a distance? Fix up the additional camper just for them. Just a stones throw to Castle Rock Lake and only about 40 minutes to the famous Wisconsin Dells or Wisconsin Rapids. Seller has loved this home for more than 30 years and hates to sell. Marquette Adams fiber optic internet available. See it today!

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

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $550 · $46/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: +$1,065/yr (+$89/mo · 193.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,500
• − Mortgage interest: −$8,117
• − Property taxes: −$550
• − Insurance: −$724
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$4,215
• Taxable loss: −$587
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $1,992/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.

Schools (NCES district)

• District: Adams-Friendship Area School District
• NCES district ID: 5500060
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,165
• Composite: 17.22/100
• National rank: #9100
• State rank: #331 of 342 in WI

Livability — Quincy

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

Census & demographics

• Population (ZIP): 4,404

Population outlook (Adams County) Hauer SSP2

• Today (2025): 18,560 people
• By 2030: 17,523 · -5.6%
• By 2040: 14,888 · -19.8%
• By 2050: 12,359 · -33.4%
• By 2075: 8,662 · -53.3%
• By 2100: 6,000 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 11% Portuguese 8% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Adams

• 2024 margin: Strong R (+25.8) · D 34.6% · R 60.4% · Other 5.0%
• 2008→2024 swing: -44.2pp toward R · 2008: 18.3pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+25.7 2016: R+21.8 2012: D+8.7 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.94%
• Current HPI: 268.5442
• 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

-3.3% since first listed

4 events — show timeline

• 2026-02-18 Relisted — SCWMLS
• 2025-10-18 Listing Removed — SCWMLS
• 2025-07-24 Price Changed $144,900 SCWMLS
• 2025-05-06 Listed $149,900 SCWMLS

Property tax history

+4.1%/yr

Latest (2024): $550 · +14.8% YoY. Source: county tax records.