1090 Arthur Boulevard Site Unit 1090-A · Pulaski, WI 54162

$84,500

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 25 Days on market

Built 2026 Fair 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as community events, , and , your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 24 days

Property features AI

Finance

• Other: Address: 1090 Arthur Boulevard Site Unit 1090-A, Pulaski, WI 54162
• Financial info: List price $84,000

Exterior

• Utilities: Natural gas available
• Home design: Spec new-construction plan 92795
• Construction: Built as part of 2026 inventory
• Exterior features: Living area approximately 1,568

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (total, including full bathrooms)
• Heating & cooling: Natural gas heating
• Interior features: Active listing status

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#141 in WI, #3,787 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Pulaski Community School District (town): math 45% / reading 41% proficiency, ranked #96 of 342 in WI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,585 units permitted in Brown County in 2024 (877 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Brown County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,232 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• GRM: 5.9

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $9,511
• Equity at exit: $12,599

10-year hold

• IRR: 19.3%
• Equity multiple: 2.62×
• Total profit: $38,211
• Equity at exit: $7,306

Cash invested: $23,660 (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 54162

• Home prices YoY: -9.2%
• Active inventory: 23
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $364

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 65%

Sensitivity live

Price	-10% $422	-5% $393	+0% $364	+5% $335	+10% $306
Rent	-10% $269	-5% $317	+0% $364	+5% $411	+10% $459
Rate	-1.0pp $407	-0.5pp $386	base $364	+0.5pp $342	+1.0pp $320

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1242 Mountain Bay Dr Pulaski, WI	2.0	1.0	1050	$1,200	$1.14	14d	1	0.48mi

Listing history 12 events

1. 2026-06-15
   days on market $84,500 Active 25 DOM
2. 2026-06-15
   days on market $84,500 Active 24 DOM
3. 2026-06-13
   days on market $84,500 Active 23 DOM
4. 2026-06-12
   days on market $84,500 Active 22 DOM
5. 2026-06-09
   days on market $84,500 Active 19 DOM
6. 2026-06-08
   days on market $84,500 Active 18 DOM
7. 2026-06-08
   days on market $84,500 Active 17 DOM
8. 2026-06-05
   days on market $84,500 Active 15 DOM
9. 2026-06-03
   days on market $84,500 Active 13 DOM
10. 2026-06-02
    days on market $84,500 Active 12 DOM
11. 2026-06-01
    pricedays on market $84,500 Active 11 DOM
12. 2026-05-31
    days on market $84,000 Active 10 DOM

ⓘ 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: $14,400
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,458
• Taxable income: $3,215
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $3,597/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 · 2 photos

Fair 45/100 Cosmetic rehab

This well-maintained home with good exterior and interior conditions is ready for a fresh coat of paint and landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value.
• Both Landscaping — Improves curb appeal and enhances property value.
• Both Paint interior walls — Enhances the home's appearance and value.
• Both Update flooring — Improves the home's appearance and value.
• Both Upgrade HVAC — Improves comfort and energy efficiency, enhancing value.
• Both Landscaping and curb appeal — Enhances the home's appearance and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and property value. ↑
• Both Landscaping — Improves curb appeal and enhances property value. ↑
• Both Paint interior walls — Enhances the home's appearance and value. ↑
• Both Update flooring — Improves the home's appearance and value. ↑
• Both Upgrade HVAC — Improves comfort and energy efficiency, enhancing value. ↑
• Both Landscaping and curb appeal — Enhances the home's appearance and 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: Pulaski Community School District
• NCES district ID: 5512330
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $70,351
• Composite: 38.95/100
• National rank: #4083
• State rank: #96 of 342 in WI

Livability — Pulaski

• Score: 76/100
• State rank: #141
• US rank: #3787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pulaski, WI
• Population (ZIP): 9,462

Population outlook (Brown County) Hauer SSP2

• Today (2025): 277,484 people
• By 2030: 285,604 · +2.9%
• By 2040: 298,167 · +7.5%
• By 2050: 305,141 · +10.0%
• By 2075: 315,496 · +13.7%
• By 2100: 305,184 · +10.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 18% English 4% Portuguese 4%
• Foreign-born: 0% · China

Political lean MEDSL · Brown

• 2024 margin: Lean R (+7.5) · D 45.6% · R 53.1% · Other 1.3%
• 2008→2024 swing: -16.7pp toward R · 2008: 9.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+7.2 2016: R+10.8 2012: R+1.8 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.02%
• Current HPI: 307.7128
• 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