560 W 21st St #114 · Monroe, WI 53566

$70,000

2 bd · 1.0 ba · 980 sqft · SingleFamily · 36 Days on market

Built 1993 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
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a generously sized lot, this well-maintained mobile home in Monroe Estates offers two bedrooms and one bathroom. The property features a new roof, along with a newer furnace and central air conditioning, all added in 2024. The plumbing system has been professionally serviced, and the bathroom has been fully remodeled to include a walk-in shower. The sale price encompasses all furniture and appliances. Additionally, there is a detached carport to accommodate 2 cars.

Key facts

• Newer furnace
• Detached carport
• Walk-in shower

Tags

• NEW ROOF
• NEWER FURNACE
• CENTRAL AIR CONDITIONING
• FULLY REMODELED BATHROOM
• WALK-IN SHOWER
• DETACHED CARPORT

Property features AI

Finance

• Other: All household property and appliances included (seller's personal property excluded)

Exterior

• Parking: Metal 2-car carport
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family property; Entry level on main
• Construction: Information lists year built as 'Other - See Remarks'
• Exterior features: Vinyl exterior; Located in the Monroe Estates subdivision; Zoned commercial

Interior

• Kitchen: Range/oven; Refrigerator; Microwave
• Bedrooms: Master bedroom on main level (15 x 11); Second bedroom on main level (12 x 10)
• Bathrooms: One full bathroom; No master bedroom bath
• Heating & cooling: Forced air heat; Wall furnace; Central air conditioning; Natural gas heating
• Interior features: Living room on main level measuring 13 x 18; Open main-level kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.7% in Monroe — 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 84/100 on livability (#32 in WI, #627 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Monroe School District (town): math 36% / reading 36% proficiency, ranked #215 of 342 in WI (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monroe High (math 27% / reading 32%, grade F, #228 of 483 statewide, top 52%, 729 students, 37% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 132 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 62 units permitted in Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Green 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.50% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.17%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $189,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2715 6th Ave	0.54mi	2/1.0	931 (-5%)	3mo	$180,000	$193	64

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: 13.7%
• Equity multiple: 1.55×
• Total profit: $10,694
• Equity at exit: $10,437

10-year hold

• IRR: 22.5%
• Equity multiple: 2.93×
• Total profit: $37,731
• Equity at exit: $6,052

Cash invested: $19,600 (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 53566

• Home prices YoY: -32.3%
• Active inventory: 132
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $346

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 62%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2217 8th Ave Unit 5 Monroe, WI	2.0	1.5	975	$1,050	$1.08	13d	1	0.69mi

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 36 DOM
2. 2026-06-17
   days on market $70,000 Active 35 DOM
3. 2026-06-16
   days on market $70,000 Active 34 DOM
4. 2026-06-15
   days on market $70,000 Active 33 DOM
5. 2026-06-15
   days on market $70,000 Active 32 DOM
6. 2026-06-13
   days on market $70,000 Active 31 DOM
7. 2026-06-12
   days on market $70,000 Active 30 DOM
8. 2026-06-09
   days on market $70,000 Active 27 DOM
9. 2026-06-08
   days on market $70,000 Active 26 DOM
10. 2026-06-08
    days on market $70,000 Active 25 DOM
11. 2026-06-05
    days on market $70,000 Active 23 DOM
12. 2026-06-03
    days on market $70,000 Active 21 DOM
13. 2026-06-01
    days on market $70,000 Active 19 DOM
14. 2026-05-31
    days on market $70,000 Active 18 DOM
15. 2026-05-12
    listed $70,000 Active

ⓘ 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: $12,600
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,036
• Taxable income: $3,227
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $3,375/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

Good 75/100 Cosmetic rehab

This well-maintained mobile home in Monroe Estates offers two bedrooms and one bathroom. The property features a new roof, along with a newer furnace and central air conditioning, all added in 2024. The home is in good condition with minor repairs needed for paint and landscaping.

Repairs flagged

• Minor Paint — Paint appears faded in some areas
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Resale Painting — Fresh paint can enhance curb appeal and home value
• Resale Landscaping — Well-maintained landscaping can improve curb appeal and home value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Painting — Fresh paint can enhance curb appeal and home value ↑
• Resale Landscaping — Well-maintained landscaping can improve curb appeal and home value ↑

ⓘ 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: Monroe School District
• NCES district ID: 5509840
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $47,721
• Composite: 30.97/100
• National rank: #6102
• State rank: #215 of 342 in WI

Livability — Monroe

• Score: 84/100
• State rank: #32
• US rank: #627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroe, WI
• City population: 14,772
• Population (ZIP): 14,772

Population outlook (Green County) Hauer SSP2

• Today (2025): 37,753 people
• By 2030: 37,767 · +0.0%
• By 2040: 37,101 · -1.7%
• By 2050: 35,339 · -6.4%
• By 2075: 30,749 · -18.6%
• By 2100: 23,786 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 12% Romanian 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Green

• 2024 margin: Toss-up / Even · D 49.5% · R 49.2% · Other 1.3%
• 2008→2024 swing: -25.5pp toward R · 2008: 25.8pp · 2024: 0.3pp
• All cycles: 2024: D+0.3 2020: D+3.2 2016: D+2.3 2012: D+17.3 2008: D+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.34%
• Current HPI: 219.1142
• 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

• 2026-05-12 Listed $70,000 SCWMLS