N11310 E Shore Rd #39 · Ainsworth, WI 54462

$18,999

2 bd · 1.0 ba · 700 sqft · SingleFamily · 50 Days on market

Built 1972 Fair condition $27/sqft · 93% below area ↓ 15% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks MLS

Rare chance to own a mobile home that has access to 200 feet of stunning frontage on Rolling Stone Lake?priced to move quickly! This spacious 14x60 2-bedroom, 1-bath mobile home is perfectly positioned in the sought-after East Shore Resort park, offering breathtaking water views and endless potential. Set on a generous lot with room for yard games, entertaining, and guest parking, this property is all about lifestyle. Enjoy peaceful surroundings on a quiet dead-end road, with a public boat landing just a short walk away?making lake days effortless. Whether you?re an investor, renovator, or dreamer ready to create your ideal getaway, this is your canvas. The home is currently functional but ready for a full transformation?including a new roof?giving you the opportunity to build equity and customize to your taste. A standout feature: while the park offers seasonal shared well service(May?October), this is the only cabin with its own drilled well, opening the door for extended, year-round enjoyment. Ride directly from your property onto ATV, UTV, and snowmobile trails?adventure is truly at your doorstep. Important details: Home is being sold with a Bill of Sale only (no real estate included). Annual lot fee of $2,802.63 covers water, septic, fish cleaning house, and dumpsters. Don?t miss this unique opportunity to secure prime lake frontage with unbeatable potential?properties like this don?t come around often!

Key facts

• Generous lot
• Own drilled well
• Public boat landing

Tags

• 200 FEET OF FRONTAGE
• BREATHTAKING WATER VIEWS
• GENEROUS LOT
• PUBLIC BOAT LANDING
• OWN DRILLED WELL
• ATV UTV SNOWMOBILE TRAILS

Property features AI

Finance

• Other: Publicly maintained road access
• Financial info: Land is leased (monthly lease payment)
• HOA & community: Association amenities include beach and dock; Association fee covers beach access and dock

Exterior

• Parking: No on-site parking
• Utilities: Private/shared water system; City sewer (in street); Electric and propane fuel
• Home design: Manufactured home; One-story; Main level entry
• Construction: Slab foundation; Built on a 14x60 foundation area
• Exterior features: Deck; Accessible shoreline; Lakefront access (road does not separate home from water)

Interior

• Kitchen: Range
• Bedrooms: Two bedrooms (both on the main level)
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: All living facilities on one level; Main floor primary bedroom; Main floor full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $19k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($818 rent vs $19k).
• Recommended offer: $18k (3.0% 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.
• Elcho School District (rural): math 20% / reading 15% proficiency, ranked #415 of 426 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 186 units permitted in Langlade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $701 of equity ($131 loan paydown + $570 appreciation (3.0% local appreciation)).
• Langlade County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $18,429 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 4.30% ✓
• Cap rate: 38.79%
• Cash-on-cash: 116.08%
• DSCR: 6.16
• GRM: 1.9

CMA / ARV

• ARV (median comp): $270,213
• List price: $18,999
• Delta: -92.97%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.59×
• Total profit: $35,075
• Equity at exit: $8,543

10-year hold

• IRR: —
• Equity multiple: 15.84×
• Total profit: $78,952
• Equity at exit: $13,165

Cash invested: $5,320 (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 54462

• Active inventory: 6
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $818 medium
• Mortgage (P&I): −$100
• Tax est. 1.5%: −$24 /mo · $285/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $515

Break-even live

Break-even rent $166

Max offer price $18,999

Occupancy floor 32%

Sensitivity live

Price	-10% $528	-5% $521	+0% $515	+5% $508	+10% $501
Rent	-10% $450	-5% $482	+0% $515	+5% $547	+10% $579
Rate	-1.0pp $524	-0.5pp $519	base $515	+0.5pp $510	+1.0pp $505

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   pricedays on market $18,999 Active 50 DOM
2. 2026-06-18
   days on market $19,900 Active 48 DOM
3. 2026-06-17
   days on market $19,900 Active 47 DOM
4. 2026-06-16
   days on market $19,900 Active 46 DOM
5. 2026-06-15
   days on market $19,900 Active 45 DOM
6. 2026-06-15
   days on market $19,900 Active 44 DOM
7. 2026-06-13
   days on market $19,900 Active 43 DOM
8. 2026-06-12
   days on market $19,900 Active 42 DOM
9. 2026-06-09
   days on market $19,900 Active 39 DOM
10. 2026-06-08
    days on market $19,900 Active 38 DOM
11. 2026-06-08
    days on market $19,900 Active 37 DOM
12. 2026-06-07
    days on market $19,900 Active 36 DOM
13. 2026-06-03
    days on market $19,900 Active 33 DOM
14. 2026-06-02
    days on market $19,900 Active 32 DOM
15. 2026-06-01
    days on market $19,900 Active 31 DOM
16. 2026-05-31
    days on market $19,900 Active 30 DOM
17. 2026-05-01
    listed $23,500 Active 1431-char remark

    Show marketing remark (1431 chars)

    Rare chance to own a mobile home that has access to 200 feet of stunning frontage on Rolling Stone Lake?priced to move quickly! This spacious 14x60 2-bedroom, 1-bath mobile home is perfectly positioned in the sought-after East Shore Resort park, offering breathtaking water views and endless potential. Set on a generous lot with room for yard games, entertaining, and guest parking, this property is all about lifestyle. Enjoy peaceful surroundings on a quiet dead-end road, with a public boat landing just a short walk away?making lake days effortless. Whether you?re an investor, renovator, or dreamer ready to create your ideal getaway, this is your canvas. The home is currently functional but ready for a full transformation?including a new roof?giving you the opportunity to build equity and customize to your taste. A standout feature: while the park offers seasonal shared well service(May?October), this is the only cabin with its own drilled well, opening the door for extended, year-round enjoyment. Ride directly from your property onto ATV, UTV, and snowmobile trails?adventure is truly at your doorstep. Important details: Home is being sold with a Bill of Sale only (no real estate included). Annual lot fee of $2,802.63 covers water, septic, fish cleaning house, and dumpsters. Don?t miss this unique opportunity to secure prime lake frontage with unbeatable potential?properties like this don?t come around often!

18. 2026-05-01
    listed $23,500 Active 1431-char remark

    Show marketing remark (1431 chars)

    Rare chance to own a mobile home that has access to 200 feet of stunning frontage on Rolling Stone Lake?priced to move quickly! This spacious 14x60 2-bedroom, 1-bath mobile home is perfectly positioned in the sought-after East Shore Resort park, offering breathtaking water views and endless potential. Set on a generous lot with room for yard games, entertaining, and guest parking, this property is all about lifestyle. Enjoy peaceful surroundings on a quiet dead-end road, with a public boat landing just a short walk away?making lake days effortless. Whether you?re an investor, renovator, or dreamer ready to create your ideal getaway, this is your canvas. The home is currently functional but ready for a full transformation?including a new roof?giving you the opportunity to build equity and customize to your taste. A standout feature: while the park offers seasonal shared well service(May?October), this is the only cabin with its own drilled well, opening the door for extended, year-round enjoyment. Ride directly from your property onto ATV, UTV, and snowmobile trails?adventure is truly at your doorstep. Important details: Home is being sold with a Bill of Sale only (no real estate included). Annual lot fee of $2,802.63 covers water, septic, fish cleaning house, and dumpsters. Don?t miss this unique opportunity to secure prime lake frontage with unbeatable potential?properties like this don?t come around often!

ⓘ 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: $9,811
• − Mortgage interest: −$1,064
• − Property taxes: −$285
• − Insurance: −$95
• − Repairs & maintenance: −$785
• − Management: −$785
• − Depreciation: −$553
• Taxable income: $6,244
• Est. tax owed @ 24.0%: −$1,499
• After-tax cash flow: $4,676/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations, including replacing outdated cabinets, countertops, and flooring, to improve its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition.
• Major Kitchen countertop — The countertop is worn and in poor condition.
• Major Bathroom vanity — The vanity is outdated and in poor condition.
• Major Flooring — The flooring in the kitchen and living areas is carpeted and in poor condition.

Value-add opportunities

• Resale Replace kitchen cabinets and countertop — Updating the kitchen will significantly improve the home's appearance and functionality, making it more appealing to potential buyers.
• Resale Replace bathroom vanity — Updating the bathroom vanity will improve the home's appearance and functionality, making it more appealing to potential buyers.
• Both Replace flooring — Replacing the flooring will improve the home's appearance and functionality, making it more appealing to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are outdated and in poor condition.	Major	$15,000–50,000
Kitchen countertop · The countertop is worn and in poor condition.	Major	$15,000–50,000
Bathroom vanity · The vanity is outdated and in poor condition.	Major	$15,000–50,000
Flooring · The flooring in the kitchen and living areas is carpeted and in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Replace kitchen cabinets and countertop — Updating the kitchen will significantly improve the home's appearance and functionality, making it more appealing to potential buyers. ↑
• Resale Replace bathroom vanity — Updating the bathroom vanity will improve the home's appearance and functionality, making it more appealing to potential buyers. ↑
• Both Replace flooring — Replacing the flooring will improve the home's appearance and functionality, making it more appealing to potential buyers and renters. ↑

ⓘ 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: Elcho School District
• NCES district ID: 5504170
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $43,701
• Composite: 18.6/100
• National rank: #14020
• State rank: #415 of 426 in WI

Livability — Ainsworth

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

Census & demographics

• Population (ZIP): 378

Population outlook (Langlade County) Hauer SSP2

• Today (2025): 17,352 people
• By 2030: 16,260 · -6.3%
• By 2040: 13,783 · -20.6%
• By 2050: 11,378 · -34.4%
• By 2075: 7,874 · -54.6%
• By 2100: 5,971 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 6% Romanian 4% Iranian 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Langlade

• 2024 margin: Solid R (+34.6) · D 32.1% · R 66.8% · Other 1.1%
• 2008→2024 swing: -35.6pp toward R · 2008: 1.0pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+32.5 2016: R+31.5 2012: R+11.8 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-15.3% since first listed

4 events — show timeline

• 2026-05-26 Price Changed $19,900 WWRA
• 2026-05-26 Price Changed $19,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $23,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $23,500 WWRA