731 Sunset Blvd #66 · Lake Delton, WI 53965

$85,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 23 Days on market

Built 2006 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home located in the popular Reds Mobile Park in the heart of Wisconsin Dells. Whether you're looking for a full-time residence or the perfect vacation getaway, this home offers comfort, convenience, and a peaceful setting. Enjoy the many built-ins throughout the home, including a convenient built-in desk area just off the kitchen ? perfect for working remotely, organizing daily tasks, or additional storage. Residents also enjoy access to the clubhouse and inground pool located in Deer Run Park. Conveniently located near all the popular Wisconsin Dells attractions, including walking distant to the beach on Lake Delton, restaurants, shopping, and ent

Key facts

• Built-in desk area
• Inground pool
• Access to clubhouse

Tags

• BUILT-IN DESK AREA
• ACCESS TO CLUBHOUSE
• INGROUND POOL
• WALKING DISTANCE TO BEACH

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Single-family property; One story; Subdivision: Red Mobile Home
• Construction: Built by builder (year listed as builder); Slab foundation
• Exterior features: Deck; Vinyl siding

Interior

• Kitchen: Range/Oven; Refrigerator; Dishwasher; Microwave
• Bedrooms: Main-level primary bedroom (12 x 15); Main-level bedroom 2 (11 x 9); Main-level bedroom 3 (11 x 11)
• Bathrooms: Two full bathrooms; Primary bedroom with full bath
• Heating & cooling: Forced air heat; Central air conditioning; Natural gas
• Interior features: Walk-in closets; Skylights

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 2.1% in Lake Delton — 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 77/100 on livability (#120 in WI, #3,121 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, commute F.
• Wisconsin Dells School District (town): math 44% / reading 40% proficiency, ranked #135 of 342 in WI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wisconsin Dells High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 603 students, 48% FRL).
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Wisconsin Dells School District average; the district grade overstates school quality for this exact location.
• Market conditions: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,725 (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. 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.
4. 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.
5. 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: 2.09% ✓
• Cap rate: 17.77%
• Cash-on-cash: 41.00%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $296,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Canyon Rd	0.53mi	3/2.5	1,421 (+11%)	18mo	$330,000	$232	40

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $38,047
• Equity at exit: $12,674

10-year hold

• IRR: 44.1%
• Equity multiple: 5.20×
• Total profit: $99,932
• Equity at exit: $7,349

Cash invested: $23,800 (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 53965

• Active inventory: 195
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $813

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 49%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Fieldstone Dr Unit 115 Wisconsin Dells, WI	2.0	2.0	1130	$1,825	$1.62	23d	1	1.36mi

Listing history 17 events

1. 2026-06-19
   days on market $85,000 Active 23 DOM
2. 2026-06-18
   days on market $85,000 Active 22 DOM
3. 2026-06-17
   days on market $85,000 Active 21 DOM
4. 2026-06-16
   days on market $85,000 Active 20 DOM
5. 2026-06-15
   days on market $85,000 Active 19 DOM
6. 2026-06-14
   days on market $85,000 Active 17 DOM
7. 2026-06-12
   days on market $85,000 Active 16 DOM
8. 2026-06-09
   days on market $85,000 Active 13 DOM
9. 2026-06-08
   days on market $85,000 Active 12 DOM
10. 2026-06-07
    days on market $85,000 Active 11 DOM
11. 2026-06-05
    days on market $85,000 Active 8 DOM
12. 2026-06-03
    days on market $85,000 Active 7 DOM
13. 2026-06-02
    days on market $85,000 Active 6 DOM
14. 2026-06-01
    days on market $85,000 Active 5 DOM
15. 2026-05-31
    days on market $85,000 Active 4 DOM
16. 2026-05-30
    days on market $85,000 Active 3 DOM
17. 2026-05-27
    listed $85,000 Active

ⓘ 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: $21,275
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$2,473
• Taxable income: $8,937
• Est. tax owed @ 24.0%: −$2,145
• After-tax cash flow: $7,614/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 mobile home requires moderate repairs and maintenance to improve its condition and value. Painting, updating cabinetry, and landscaping improvements can significantly enhance its appeal.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear.
• Minor Bathroom cabinetry — Light wear and tear.
• Minor Landscaping — Basic landscaping with minimal appeal.
• Minor Paint — Painted walls in fair condition, could benefit from fresh paint.

Value-add opportunities

• Both Painting and updating kitchen and bathroom cabinetry — Fresh paint and updated cabinetry can significantly enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters.
• Both HVAC maintenance — Regular HVAC maintenance ensures the system runs efficiently and can prevent costly repairs in the future.
• Both Window treatments — New window treatments can improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear.	Minor	$500–3,000
Bathroom cabinetry · Light wear and tear.	Minor	$500–3,000
Landscaping · Basic landscaping with minimal appeal.	Minor	$500–3,000
Paint · Painted walls in fair condition, could benefit from fresh paint.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting and updating kitchen and bathroom cabinetry — Fresh paint and updated cabinetry can significantly enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both HVAC maintenance — Regular HVAC maintenance ensures the system runs efficiently and can prevent costly repairs in the future. ↑
• Both Window treatments — New window treatments can improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters. ↑

ⓘ 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: Wisconsin Dells School District
• NCES district ID: 5517040
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $47,233
• Composite: 35.91/100
• National rank: #4810
• State rank: #135 of 342 in WI

Livability — Lake Delton

• Score: 77/100
• State rank: #120
• US rank: #3121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Delton, WI
• County: Adams County · 10,818 people
• Metro: Madison, WI
• Population (ZIP): 10,818
• Household income: $66,667
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 220.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 2%

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: ▼ -148.85%
• Current HPI: 234.2781
• Rent YoY: —
• Metro: Madison, 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

1 event — show timeline

• 2026-05-27 Listed $85,000 SCWMLS