1090 Arthur Boulevard Site Unit 1090-A

Pulaski, WI 54162

$84,500B-

3 bd · 2.0 ba · 1,568 sqft · Built 2026 · Manufactured · Active · 25 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,200/mo
• Mortgage (P&I): −$443
• Tax + insurance: −$141
• HOA: −$0
• Vac / Maint / Mgmt: −$252
• Net cashflow: $364/mo
• Annual: $4,368/yr
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• 1% rule: 1.42%
• Cash to close: $23,660

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $84k. Condition is rated fair.
• 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).
• It's been on market 25 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• 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.
• 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.
• Zoned schools: Glenbrook Elementary (math 55% / reading 41%, grade D, #317 of 1,041 statewide, top 30%, 531 students, 28% FRL); Pulaski Community Middle (math 39% / reading 41%, grade F, #144 of 383 statewide, top 39%, 788 students, 21% FRL); Pulaski High (math 47% / reading 50%, grade D, #46 of 483 statewide, top 10%, 1,144 students, 20% FRL).
• 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).
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.