E12505 County Rd W · Greenfield, WI 53913

$1,349,000

None bd · None ba · — sqft · MultiFamily · 347 Days on market

5.57 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Turnkey Investment Opportunity. Presenting Orchard Park Mobile Home Park, a well-maintained and strategically located asset in the heart of the Baraboo Bluffs ?just minutes from the natural beauty & recreational draw of Devil?s Lake State Park. This offering includes 12 mobile home units & one single-family residence, providing a unique opportunity for an owner/operator to live on-site while managing the park. Several of the mobile homes have been recently updated or replaced, with many units added within the last few years?minimizing immediate capital expenditures. The single-family home offers comfortable living quarters or could be used to generate additional rental income. Potential expansion subject to approval of township and county. Updated Septic's, newer well & road upgraded!

Key facts

• Newer well
• Road upgraded
• Updated septics

Tags

• ORCHARD PARK MOBILE HOME PARK
• SINGLE FAMILY RESIDENCE
• RECENTLY UPDATED MOBILE HOMES
• UPDATED SEPTICS
• NEWER WELL
• ROAD UPGRADED

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $-8k ($-102k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (90.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (92.0% below list).
• Recommended offer: $108k (92.0% below list) — sets the bar for 1% rule.
• Cap rate -1.2% vs local median 2.7% in Greenfield — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 86/100 on livability (#23 in WI, #361 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-.
• Baraboo School District (town): math 34% / reading 35% proficiency, ranked #232 of 342 in WI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).
• This rent is only 17% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $40k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($1.19M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $276k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $108,354 (92.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 347 days. Have you received any prior offers? Is the seller open to a 92% concession, seller financing, or rate buy-down credit?
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. 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.08% ✗
• Cap rate: -1.24%
• Cash-on-cash: -26.90%
• DSCR: -0.20
• GRM: 103.7

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: -78.3%
• Equity multiple: -1.01×
• Total profit: $-757,824
• Equity at exit: $201,140

10-year hold

• IRR: —
• Equity multiple: -2.59×
• Total profit: $-1,354,197
• Equity at exit: $116,637

Cash invested: $377,720 (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 53913

• Active inventory: 102
• Price-to-rent: 103.7×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$7,074
• Tax est. 1.5%: −$1,686 /mo · $20,235/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-8,467

Break-even live

Break-even rent $11,801

Max offer price $123,864

Occupancy floor —

Sensitivity live

Price	-10% $-7,534	-5% $-8,001	+0% $-8,467	+5% $-8,933	+10% $-9,399
Rent	-10% $-8,552	-5% $-8,509	+0% $-8,467	+5% $-8,424	+10% $-8,381
Rate	-1.0pp $-7,787	-0.5pp $-8,124	base $-8,467	+0.5pp $-8,816	+1.0pp $-9,172

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: $337,250
• Closing costs: $40,470
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $1,349,000 Active 347 DOM
2. 2026-06-19
   days on market $1,349,000 Active 345 DOM
3. 2026-06-18
   days on market $1,349,000 Active 344 DOM
4. 2026-06-17
   days on market $1,349,000 Active 343 DOM
5. 2026-06-16
   days on market $1,349,000 Active 342 DOM
6. 2026-06-15
   days on market $1,349,000 Active 341 DOM
7. 2026-06-14
   days on market $1,349,000 Active 339 DOM
8. 2026-06-12
   days on market $1,349,000 Active 338 DOM
9. 2026-06-09
   days on market $1,349,000 Active 335 DOM
10. 2026-06-08
    days on market $1,349,000 Active 334 DOM
11. 2026-06-07
    days on market $1,349,000 Active 333 DOM
12. 2026-06-03
    days on market $1,349,000 Active 329 DOM
13. 2026-06-02
    days on market $1,349,000 Active 328 DOM
14. 2026-06-01
    days on market $1,349,000 Active 327 DOM
15. 2026-05-31
    days on market $1,349,000 Active 326 DOM
16. 2026-05-30
    days on market $1,349,000 Active 325 DOM
17. 2026-02-17
    price $1,349,000 813-char remark

    Show marketing remark (813 chars)

    Turnkey Investment Opportunity. Presenting Orchard Park Mobile Home Park, a well-maintained and strategically located asset in the heart of the Baraboo Bluffs ?just minutes from the natural beauty & recreational draw of Devil?s Lake State Park. This offering includes 12 mobile home units & one single-family residence, providing a unique opportunity for an owner/operator to live on-site while managing the park. Several of the mobile homes have been recently updated or replaced, with many units added within the last few years?minimizing immediate capital expenditures. The single-family home offers comfortable living quarters or could be used to generate additional rental income. Potential expansion subject to approval of township and county. Updated Septic's, newer well & road upgraded!

18. 2026-02-17
    status Active 813-char remark

    Show marketing remark (813 chars)

    Turnkey Investment Opportunity. Presenting Orchard Park Mobile Home Park, a well-maintained and strategically located asset in the heart of the Baraboo Bluffs ?just minutes from the natural beauty & recreational draw of Devil?s Lake State Park. This offering includes 12 mobile home units & one single-family residence, providing a unique opportunity for an owner/operator to live on-site while managing the park. Several of the mobile homes have been recently updated or replaced, with many units added within the last few years?minimizing immediate capital expenditures. The single-family home offers comfortable living quarters or could be used to generate additional rental income. Potential expansion subject to approval of township and county. Updated Septic's, newer well & road upgraded!

19. 2026-01-16
    historical 813-char remark

    Show marketing remark (813 chars)

    Turnkey Investment Opportunity. Presenting Orchard Park Mobile Home Park, a well-maintained and strategically located asset in the heart of the Baraboo Bluffs ?just minutes from the natural beauty & recreational draw of Devil?s Lake State Park. This offering includes 12 mobile home units & one single-family residence, providing a unique opportunity for an owner/operator to live on-site while managing the park. Several of the mobile homes have been recently updated or replaced, with many units added within the last few years?minimizing immediate capital expenditures. The single-family home offers comfortable living quarters or could be used to generate additional rental income. Potential expansion subject to approval of township and county. Updated Septic's, newer well & road upgraded!

20. 2026-01-02
    status Active 813-char remark

    Show marketing remark (813 chars)

    Turnkey Investment Opportunity. Presenting Orchard Park Mobile Home Park, a well-maintained and strategically located asset in the heart of the Baraboo Bluffs ?just minutes from the natural beauty & recreational draw of Devil?s Lake State Park. This offering includes 12 mobile home units & one single-family residence, providing a unique opportunity for an owner/operator to live on-site while managing the park. Several of the mobile homes have been recently updated or replaced, with many units added within the last few years?minimizing immediate capital expenditures. The single-family home offers comfortable living quarters or could be used to generate additional rental income. Potential expansion subject to approval of township and county. Updated Septic's, newer well & road upgraded!

21. 2026-01-01
    historical 813-char remark

    Show marketing remark (813 chars)

    Turnkey Investment Opportunity. Presenting Orchard Park Mobile Home Park, a well-maintained and strategically located asset in the heart of the Baraboo Bluffs ?just minutes from the natural beauty & recreational draw of Devil?s Lake State Park. This offering includes 12 mobile home units & one single-family residence, providing a unique opportunity for an owner/operator to live on-site while managing the park. Several of the mobile homes have been recently updated or replaced, with many units added within the last few years?minimizing immediate capital expenditures. The single-family home offers comfortable living quarters or could be used to generate additional rental income. Potential expansion subject to approval of township and county. Updated Septic's, newer well & road upgraded!

22. 2025-09-11
    price $1,499,900 813-char remark

    Show marketing remark (813 chars)

    Turnkey Investment Opportunity. Presenting Orchard Park Mobile Home Park, a well-maintained and strategically located asset in the heart of the Baraboo Bluffs ?just minutes from the natural beauty & recreational draw of Devil?s Lake State Park. This offering includes 12 mobile home units & one single-family residence, providing a unique opportunity for an owner/operator to live on-site while managing the park. Several of the mobile homes have been recently updated or replaced, with many units added within the last few years?minimizing immediate capital expenditures. The single-family home offers comfortable living quarters or could be used to generate additional rental income. Potential expansion subject to approval of township and county. Updated Septic's, newer well & road upgraded!

23. 2025-06-05
    listed $1,625,000 Active 813-char remark

    Show marketing remark (813 chars)

    Turnkey Investment Opportunity. Presenting Orchard Park Mobile Home Park, a well-maintained and strategically located asset in the heart of the Baraboo Bluffs ?just minutes from the natural beauty & recreational draw of Devil?s Lake State Park. This offering includes 12 mobile home units & one single-family residence, providing a unique opportunity for an owner/operator to live on-site while managing the park. Several of the mobile homes have been recently updated or replaced, with many units added within the last few years?minimizing immediate capital expenditures. The single-family home offers comfortable living quarters or could be used to generate additional rental income. Potential expansion subject to approval of township and county. Updated Septic's, newer well & road upgraded!

24. 2024-05-25
    historical $1,300
25. 2024-05-18
    price $1,300
26. 2024-05-09
    listed $1,200
27. 2024-04-23
    historical $1,200
28. 2024-04-12
    listed $1,200
29. 2024-03-22
    historical $900
30. 2024-03-13
    historical $900
31. 2024-03-13
    listed $900
32. 2024-01-18
    listed $1,350
33. 2023-10-09
    historical $1,350
34. 2023-08-19
    listed $1,350

ⓘ 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: $13,002
• − Mortgage interest: −$75,565
• − Property taxes: −$20,235
• − Insurance: −$6,745
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$39,244
• Taxable loss: −$130,867
• Est. tax savings @ 24.0%: +$31,408
• After-tax cash flow: $-70,192/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.

Schools (NCES district)

• District: Baraboo School District
• NCES district ID: 5500810
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $49,101
• Composite: 29.85/100
• National rank: #6412
• State rank: #232 of 342 in WI

Livability — Greenfield

• Score: 86/100
• State rank: #23
• US rank: #361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sauk County · 36,155 people
• City population: 42,903
• Metro: Baraboo, WI
• Population (ZIP): 21,704
• Household income: $74,629
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 651.0

Population outlook (Sauk County) Hauer SSP2

• Today (2025): 66,065 people
• By 2030: 66,755 · +1.0%
• By 2040: 66,999 · +1.4%
• By 2050: 65,499 · -0.9%
• By 2075: 60,000 · -9.2%
• By 2100: 51,070 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Native American 1% Black 1%
• Common ancestry: Portuguese 8% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Sauk

• 2024 margin: Toss-up / Even · D 48.4% · R 50.0% · Other 1.6%
• 2008→2024 swing: -23.2pp toward R · 2008: 21.6pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.7 2016: R+0.3 2012: D+18.5 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.28%
• Current HPI: 195.5466
• Rent YoY: —
• Metro: Baraboo, 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

+99825.9% since first listed

18 events — show timeline

• 2026-02-17 Price Changed $1,349,000 SCWMLS
• 2026-02-17 Relisted — SCWMLS
• 2026-01-16 Listing Removed — SCWMLS
• 2026-01-02 Relisted — SCWMLS
• 2026-01-01 Listing Removed — SCWMLS
• 2025-09-11 Price Changed $1,499,900 SCWMLS
• 2025-06-05 Listed $1,625,000 SCWMLS
• 2024-05-25 Rental Removed $1,300 APPFOLIO
• 2024-05-18 Price Changed $1,300 APPFOLIO
• 2024-05-09 Listed for Rent $1,200 APPFOLIO
• 2024-04-23 Rental Removed $1,200 APPFOLIO
• 2024-04-12 Listed for Rent $1,200 APPFOLIO
• 2024-03-22 Rental Removed $900 APPFOLIO
• 2024-03-13 Rental Removed $900 APPFOLIO
• 2024-03-13 Listed for Rent $900 APPFOLIO
• 2024-01-18 Listed for Rent $1,350 APPFOLIO
• 2023-10-09 Rental Removed $1,350 APPFOLIO
• 2023-08-19 Listed for Rent $1,350 APPFOLIO