71109 US 61 Hwy #1 · Pepin, WI 55041

$65,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily · 41 Days on market

Built 1980 Fair condition $58/sqft · 66% below area $258/mo HOA · 24% of rent

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Why this score? — see what drove the C+ 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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Perched high above the Mississippi River Valley, this 3-season mobile home offers breathtaking views and an affordable getaway in the heart of bluff country. Located just a short drive from the charming river towns of Lake City and Wabasha, this hidden retreat is the perfect place to relax and unwind. Inside, you’ll find 3 bedrooms, a 3/4 bath, and an open-concept kitchen and living area filled with natural light and scenic views. The screened porch is sure to become your favorite spot for morning coffee, evening sunsets, or entertaining guests. Tucked into a private and peaceful setting, this property sits on leased land through Bluffside Campground and offers a rare opportunity to e

Key facts

• Breathtaking views
• Open-concept kitchen
• Hidden retreat

Tags

• BREATHTAKING VIEWS
• OPEN-CONCEPT KITCHEN
• SCREENED PORCH
• PRIVATE AND PEACEFUL SETTING
• HIDDEN RETREAT

Property features AI

Finance

• Other: Road frontage on paved streets and highway; public maintained road
• HOA & community: Bluffside Campground association; Annual association fee of $3,100 covering controlled access, sewer, and water; Land is leased (land lease amount $258.34)

Exterior

• Parking: Open parking
• Utilities: Water: shared system and well; Sewer: holding tank / private sewer; Electric: circuit breakers; Fuel: propane
• Home design: Residential manufactured home; Single-story (one level); Entry level: main; 14 x 80 foundation dimensions
• Construction: Metal roof
• Exterior features: Covered, screened side porch; Metal exterior; No fencing; Lake and river views (note: road between waterfront and home)

Interior

• Kitchen: Microwave; Range; Refrigerator; Eat-in kitchen / kitchen-dining room
• Bedrooms: 3 bedrooms on one level (all on main level)
• Bathrooms: One 3/4 bathroom on the main floor (shower only)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen window; Porch; Panoramic views; Main floor 3/4 bath with shower only; No basement
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#468 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Wabasha-Kellogg Public School District (rural): math 34% / reading 51% proficiency, ranked #204 of 301 in MN (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 units permitted in Wabasha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wabasha County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($63k) 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.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.66% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 5.0

CMA / ARV

• ARV (median comp): $190,780
• List price: $65,000
• Delta: -65.93%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,003
• Equity at exit: $9,692

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $11,883
• Equity at exit: $5,620

Cash invested: $18,200 (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 55041

• Home prices YoY: -30.8%
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$258
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $147

Break-even live

Break-even rent $895

Max offer price $65,000

Occupancy floor 81%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $258 · $3,096/yr

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 41 DOM
2. 2026-06-17
   days on market $65,000 Active 40 DOM
3. 2026-06-16
   days on market $65,000 Active 39 DOM
4. 2026-06-15
   days on market $65,000 Active 38 DOM
5. 2026-06-13
   statusdays on market $65,000 Active 36 DOM
6. 2026-06-12
   days on market $65,000 Contingent - Inspection 35 DOM
7. 2026-06-09
   days on market $65,000 Contingent - Inspection 32 DOM
8. 2026-06-08
   days on market $65,000 Contingent - Inspection 31 DOM
9. 2026-06-07
   days on market $65,000 Contingent - Inspection 30 DOM
10. 2026-06-07
    statusdays on market $65,000 Contingent - Inspection 29 DOM
11. 2026-06-04
    days on market $65,000 Active 26 DOM
12. 2026-06-02
    days on market $65,000 Active 25 DOM
13. 2026-06-01
    days on market $65,000 Active 24 DOM
14. 2026-05-31
    days on market $65,000 Active 23 DOM
15. 2026-05-31
    days on market $65,000 Active 22 DOM
16. 2026-05-07
    listed $65,000 Active 799-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,973
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − HOA: −$3,096
• − Depreciation: −$1,891
• Taxable income: $970
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $1,530/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 · 14 photos

Fair 45/100 Moderate rehab

This mobile home offers a good view and a peaceful setting, but requires some interior updates and maintenance to improve its condition and value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Moderate HVAC system — standard system, may need cleaning

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Rental clean HVAC system — improves air quality
• Both landscaping — enhances curb appeal and creates a more inviting atmosphere

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
HVAC system · standard system, may need cleaning	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Rental clean HVAC system — improves air quality ↑
• Both landscaping — enhances curb appeal and creates a more inviting atmosphere ↑

ⓘ 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: Wabasha-Kellogg Public School District
• NCES district ID: 2741060
• Math proficiency: 34% ▼ -29.00%
• Reading proficiency: 51% ▼ -14.00%
• Median HH income: $51,164
• Composite: 36.61/100
• National rank: #4625
• State rank: #204 of 301 in MN

Livability — Pepin

• Score: 66/100
• State rank: #468
• US rank: #11870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,532

Population outlook (Wabasha County) Hauer SSP2

• Today (2025): 20,444 people
• By 2030: 19,836 · -3.0%
• By 2040: 18,478 · -9.6%
• By 2050: 17,132 · -16.2%
• By 2075: 15,035 · -26.5%
• By 2100: 13,581 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 2%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Wabasha

• 2024 margin: Strong R (+28.2) · D 35.0% · R 63.2% · Other 1.8%
• 2008→2024 swing: -25.8pp toward R · 2008: -2.4pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+26.4 2016: R+26.6 2012: R+5.4 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.48%
• Current HPI: 221.4681
• 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 events — show timeline

• 2026-06-12 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-05 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid