W5404 State Road 82 #23 · Lemonweir, WI 53948

$95,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 55 Days on market

Built 2025 Good condition $84/sqft · at area comps Est $92k · at est.

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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 +5.5/15.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Personal Property Sale ? No Land Included. Move-in ready! Listing agent is owner of home and manufactured home community. This brand new home offers 3 bedrooms and 2 bathrooms with a modern design and open-concept layout. Featuring fresh finishes throughout, a spacious living area, functional kitchen, and comfortable bedrooms, this home is ready for its first owner. Located in Kountry Aire III, Lot 23, this home is set on a concrete slab and provides a great opportunity for affordable, low-maintenance living in a welcoming community. Site rent is $400/month. Buyers can complete an application for residency online at www. pvpwi.com. Financing options are available, with several lenders experienced in working with manufactured home buyers. Don?t miss your chance to own a brand new home.

Key facts

• Functional kitchen
• Modern design
• Spacious living area

Tags

• MOVE IN READY
• MODERN DESIGN
• OPEN CONCEPT LAYOUT
• FRESH FINISHES
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mauston School District (rural): math 36% / reading 31% proficiency, ranked #248 of 342 in WI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Juneau County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Recommended offer $93,023 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $91,824
• List price: $95,900
• Delta: 4.44%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.57×
• Total profit: $15,208
• Equity at exit: $14,299

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $52,896
• Equity at exit: $8,292

Cash invested: $26,852 (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 53948

• Home prices YoY: -29.4%
• Active inventory: 61
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,438/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $482

Break-even live

Break-even rent $839

Max offer price $95,900

Occupancy floor 62%

Sensitivity live

Price	-10% $549	-5% $516	+0% $482	+5% $449	+10% $416
Rent	-10% $368	-5% $425	+0% $482	+5% $540	+10% $597
Rate	-1.0pp $531	-0.5pp $507	base $482	+0.5pp $458	+1.0pp $432

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 McEvoy St Mauston, WI	2.0	1.0	825	$1,200	$1.45	14d	1	1.24mi
414 Lincoln St Mauston, WI	2.0	1.0	1200	$1,650	$1.38	14d	1	1.31mi

Listing history 9 events

1. 2026-06-08
   days on market $95,900 Active 55 DOM
2. 2026-06-07
   days on market $95,900 Active 54 DOM
3. 2026-06-05
   days on market $95,900 Active 51 DOM
4. 2026-06-03
   days on market $95,900 Active 50 DOM
5. 2026-06-02
   days on market $95,900 Active 49 DOM
6. 2026-06-01
   days on market $95,900 Active 48 DOM
7. 2026-05-31
   days on market $95,900 Active 47 DOM
8. 2026-05-31
   days on market $95,900 Active 46 DOM
9. 2026-04-14
   listed $103,900 Active 795-char remark

   Show marketing remark (795 chars)

   Personal Property Sale ? No Land Included. Move-in ready! Listing agent is owner of home and manufactured home community. This brand new home offers 3 bedrooms and 2 bathrooms with a modern design and open-concept layout. Featuring fresh finishes throughout, a spacious living area, functional kitchen, and comfortable bedrooms, this home is ready for its first owner. Located in Kountry Aire III, Lot 23, this home is set on a concrete slab and provides a great opportunity for affordable, low-maintenance living in a welcoming community. Site rent is $400/month. Buyers can complete an application for residency online at www. pvpwi.com. Financing options are available, with several lenders experienced in working with manufactured home buyers. Don?t miss your chance to own a brand new home.

ⓘ 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: $17,395
• − Mortgage interest: −$5,372
• − Property taxes: −$1,438
• − Insurance: −$480
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,790
• Taxable income: $4,532
• Est. tax owed @ 24.0%: −$1,088
• After-tax cash flow: $4,701/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 · 5 photos

Good 80/100 None rehab

This move-in ready home offers a modern design and open-concept layout, with good condition and minimal maintenance required. Upgrades in paint, landscaping, and appliances can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers.
• Both Adding a smart home system — Improves convenience and energy efficiency, appealing to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Adding a smart home system — Improves convenience and energy efficiency, appealing to both buyers and 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: Mauston School District
• NCES district ID: 5508850
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $46,779
• Composite: 28.82/100
• National rank: #6658
• State rank: #248 of 342 in WI

Livability — Lemonweir

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,221

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 25,013 people
• By 2030: 24,154 · -3.4%
• By 2040: 22,217 · -11.2%
• By 2050: 20,276 · -18.9%
• By 2075: 15,919 · -36.4%
• By 2100: 11,351 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Portuguese 8% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Juneau

• 2024 margin: Solid R (+32.1) · D 33.4% · R 65.6% · Other 1.0%
• 2008→2024 swing: -41.1pp toward R · 2008: 9.0pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+29.2 2016: R+26.3 2012: D+7.1 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.90%
• Current HPI: 263.4253
• 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

1 event — show timeline

• 2026-04-14 Listed $103,900 SCWMLS