2155 County Road X Site Unit A-05 · Mosinee, WI 54455

$66,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 19 Days on market

Built 2026 Good condition

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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 +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a picnic area / pavilion / grill, and a playground. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Picnic area
• Modern bathroom
• Premium entry doors

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• PICNIC AREA
• PLAYGROUND

Property features AI

Finance

• Other: Living area approximately 1,056
• Financial info: List price $66,900

Exterior

• Utilities: Natural gas; Central air
• Home design: Spec-built home (Plan 92691); Single-story

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 2 bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $67k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#222 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Mosinee School District (suburban): math 48% / reading 38% proficiency, ranked #109 of 342 in WI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 298 units permitted in Marathon County in 2024 (81 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marathon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,896 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.35% ✓
• Cap rate: 20.31%
• Cash-on-cash: 50.06%
• DSCR: 3.23
• GRM: 3.5

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: 47.8%
• Equity multiple: 3.08×
• Total profit: $38,950
• Equity at exit: $9,975

10-year hold

• IRR: 53.4%
• Equity multiple: 6.24×
• Total profit: $98,097
• Equity at exit: $5,784

Cash invested: $18,732 (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 54455

• Active inventory: 49
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,004/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $781

Break-even live

Break-even rent $585

Max offer price $66,900

Occupancy floor 45%

Sensitivity live

Price	-10% $828	-5% $805	+0% $781	+5% $758	+10% $735
Rent	-10% $657	-5% $719	+0% $781	+5% $844	+10% $906
Rate	-1.0pp $815	-0.5pp $798	base $781	+0.5pp $764	+1.0pp $746

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: $16,725
• Closing costs: $2,007
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $66,900 Active 19 DOM
2. 2026-06-19
   days on market $66,900 Active 17 DOM
3. 2026-06-18
   days on market $66,900 Active 16 DOM
4. 2026-06-17
   days on market $66,900 Active 15 DOM
5. 2026-06-16
   days on market $66,900 Active 14 DOM
6. 2026-06-15
   days on market $66,900 Active 13 DOM
7. 2026-06-14
   days on market $66,900 Active 11 DOM
8. 2026-06-13
   days on market $66,900 Active 10 DOM
9. 2026-06-10
   days on market $66,900 Active 8 DOM
10. 2026-06-09
    days on market $66,900 Active 7 DOM
11. 2026-06-08
    days on market $66,900 Active 6 DOM
12. 2026-06-07
    days on market $66,900 Active 5 DOM
13. 2026-06-05
    days on market $66,900 Active 2 DOM
14. 2026-06-03
    remarks 488-char remark
15. 2026-06-03
    listed $66,900 Active 1 DOM

ⓘ 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: $18,892
• − Mortgage interest: −$3,747
• − Property taxes: −$1,004
• − Insurance: −$334
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$1,946
• Taxable income: $8,838
• Est. tax owed @ 24.0%: −$2,121
• After-tax cash flow: $7,256/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 · 8 photos

Good 80/100 Cosmetic rehab

This brand new 3-bedroom, 2-bathroom home is move-in ready with modern finishes and a good condition score. It offers a great opportunity for both resale and rental value with minor updates that can further enhance its appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Install smart home features — Smart home features improve convenience and add value
• Both Add outdoor lighting — Outdoor lighting enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Install smart home features — Smart home features improve convenience and add value ↑
• Both Add outdoor lighting — Outdoor lighting enhances safety and 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: Mosinee School District
• NCES district ID: 5509960
• Math proficiency: 48% ▲ 2.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $61,476
• Composite: 38.13/100
• National rank: #4271
• State rank: #109 of 342 in WI

Livability — Mosinee

• Score: 72/100
• State rank: #222
• US rank: #5886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,994

Population outlook (Marathon County) Hauer SSP2

• Today (2025): 138,030 people
• By 2030: 138,087 · +0.0%
• By 2040: 135,688 · -1.7%
• By 2050: 129,390 · -6.3%
• By 2075: 110,912 · -19.6%
• By 2100: 85,136 · -38.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Asian 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 23% Portuguese 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Marathon

• 2024 margin: R (+18.7) · D 40.1% · R 58.7% · Other 1.2%
• 2008→2024 swing: -27.5pp toward R · 2008: 8.9pp · 2024: -18.7pp
• All cycles: 2024: R+18.7 2020: R+18.0 2016: R+18.2 2012: R+6.1 2008: D+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.40%
• Current HPI: 213.9887
• 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