7801 88th St #171 · Pleasant Prairie, WI 53158

$39,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 70 Days on market

Built 1989 Fair condition 4,356 sqft lot $36/sqft · 89% 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
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see this well-maintained manufactured home in Westwood Estates in desirable Pleasant Prairie! This 3BR, 2 full bath home features a spacious living room open to the kitchen with an eat-in area. Affordable monthly costs: sewer/well approx. $25?$35 and personal property tax approx. $17. Pet-friendly community allows up to 2 pets (1 cat/1 dog or 2 cats; dogs subject to HOA approval, no breed restrictions). Schedule your showing today! Lot Rent $1,200/MONTHLY INCLUDES GARBAGE AND PARK FEE. MUST APPLY IN PARK!

Key facts

• Eat-in area
• Pleasant prairie
• Manufactured home

Tags

• MANUFACTURED HOME
• WESTWOOD ESTATES
• PLEASANT PRAIRIE
• SPACIOUS LIVING ROOM
• EAT-IN AREA
• PET-FRIENDLY COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 51.5% vs local median 2.3% in Pleasant Prairie — 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 75/100 on livability (#154 in WI, #4,190 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: amenities F, commute F.
• Kenosha School District (suburban): math 26% / reading 31% proficiency, ranked #287 of 342 in WI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 152 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 259 units permitted in Kenosha County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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. 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 5.65% ✓
• Cap rate: 51.55%
• Cash-on-cash: 161.62%
• DSCR: 8.19
• GRM: 1.5

CMA / ARV

• ARV (median comp): $374,661
• List price: $39,900
• Delta: -86.65%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7719 88th Ave	0.23mi	3/1.5	1,276 (+14%)	10mo	$250,000	$196	56

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: —
• Equity multiple: 9.00×
• Total profit: $89,400
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 19.03×
• Total profit: $201,383
• Equity at exit: $3,450

Cash invested: $11,172 (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 53158

• Active inventory: 152
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $2,254 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $1,505

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 28%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 83rd St Pleasant Prairie, WI	2.0	1.0–2.5	1056	$2,891	$2.74	1d	10	0.67mi
6226 80th Pl Kenosha, WI	2.0	2.0	1100	$1,695	$1.54	44d	1	1.39mi

Listing history 18 events

1. 2026-06-18
   days on market $39,900 Active 70 DOM
2. 2026-06-17
   price $39,900 Active 69 DOM
3. 2026-06-17
   days on market $49,999 Active 69 DOM
4. 2026-06-16
   days on market $49,999 Active 68 DOM
5. 2026-06-15
   days on market $49,999 Active 67 DOM
6. 2026-06-13
   remarks 582-char remark
7. 2026-06-13
   days on market $49,999 Active 65 DOM
8. 2026-06-09
   days on market $49,999 Active 61 DOM
9. 2026-06-08
   days on market $49,999 Active 60 DOM
10. 2026-06-07
    days on market $49,999 Active 59 DOM
11. 2026-06-04
    days on market $49,999 Active 56 DOM
12. 2026-06-03
    days on market $49,999 Active 55 DOM
13. 2026-06-02
    days on market $49,999 Active 54 DOM
14. 2026-06-01
    days on market $49,999 Active 53 DOM
15. 2026-05-31
    days on market $49,999 Active 52 DOM
16. 2026-05-04
    price $55,000 515-char remark

    Show marketing remark (515 chars)

    Must see this well-maintained manufactured home in Westwood Estates in desirable Pleasant Prairie! This 3BR, 2 full bath home features a spacious living room open to the kitchen with an eat-in area. Affordable monthly costs: sewer/well approx. $25?$35 and personal property tax approx. $17. Pet-friendly community allows up to 2 pets (1 cat/1 dog or 2 cats; dogs subject to HOA approval, no breed restrictions). Schedule your showing today! Lot Rent $1,200/MONTHLY INCLUDES GARBAGE AND PARK FEE. MUST APPLY IN PARK!

17. 2026-04-22
    price $60,000 515-char remark

    Show marketing remark (515 chars)

    Must see this well-maintained manufactured home in Westwood Estates in desirable Pleasant Prairie! This 3BR, 2 full bath home features a spacious living room open to the kitchen with an eat-in area. Affordable monthly costs: sewer/well approx. $25?$35 and personal property tax approx. $17. Pet-friendly community allows up to 2 pets (1 cat/1 dog or 2 cats; dogs subject to HOA approval, no breed restrictions). Schedule your showing today! Lot Rent $1,200/MONTHLY INCLUDES GARBAGE AND PARK FEE. MUST APPLY IN PARK!

18. 2026-04-09
    listed $65,000 Active 515-char remark

    Show marketing remark (515 chars)

    Must see this well-maintained manufactured home in Westwood Estates in desirable Pleasant Prairie! This 3BR, 2 full bath home features a spacious living room open to the kitchen with an eat-in area. Affordable monthly costs: sewer/well approx. $25?$35 and personal property tax approx. $17. Pet-friendly community allows up to 2 pets (1 cat/1 dog or 2 cats; dogs subject to HOA approval, no breed restrictions). Schedule your showing today! Lot Rent $1,200/MONTHLY INCLUDES GARBAGE AND PARK FEE. MUST APPLY IN PARK!

ⓘ 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: $27,044
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − Depreciation: −$1,161
• Taxable income: $18,523
• Est. tax owed @ 24.0%: −$4,446
• After-tax cash flow: $13,610/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 manufactured home requires moderate repairs and updates to improve its condition and value. The exterior siding and interior walls show some discoloration, and the kitchen and bathrooms need modernization.

Repairs flagged

• Minor exterior siding — Light discoloration
• Minor interior walls — Some discoloration
• Moderate kitchen appliances — Outdated and worn
• Moderate bathroom fixtures — Outdated and worn

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace kitchen appliances — Modernizes the space and attracts buyers
• Both Replace bathroom fixtures — Modernizes the space and attracts buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light discoloration	Minor	$500–3,000
interior walls · Some discoloration	Minor	$500–3,000
kitchen appliances · Outdated and worn	Moderate	$3,000–15,000
bathroom fixtures · Outdated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace kitchen appliances — Modernizes the space and attracts buyers ↑
• Both Replace bathroom fixtures — Modernizes the space and attracts buyers ↑

ⓘ 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: Kenosha School District
• NCES district ID: 5507320
• Math proficiency: 26% ▼ -9.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $52,407
• Composite: 25.17/100
• National rank: #7516
• State rank: #287 of 342 in WI

Livability — Pleasant Prairie

• Score: 75/100
• State rank: #154
• US rank: #4190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Prairie, WI
• County: Kenosha County · 130,343 people
• City population: 18,420
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 18,420
• Household income: $105,868
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 398.0

Population outlook (Kenosha County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 174,923 · +0.5%
• By 2040: 173,895 · -0.1%
• By 2050: 170,102 · -2.3%
• By 2075: 162,952 · -6.4%
• By 2100: 154,781 · -11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 8% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Romanian 12% Portuguese 3% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 2%

Political lean MEDSL · Kenosha

• 2024 margin: Lean R (+6.2) · D 46.2% · R 52.5% · Other 1.3%
• 2008→2024 swing: -24.3pp toward R · 2008: 18.1pp · 2024: -6.2pp
• All cycles: 2024: R+6.2 2020: R+3.1 2016: R+0.3 2012: D+12.3 2008: D+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -163.58%
• Current HPI: 246.8508
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

-15.4% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $55,000 SCWMLS
• 2026-04-22 Price Changed $60,000 SCWMLS
• 2026-04-09 Listed $65,000 SCWMLS