2131 Sauk St · Quincy, WI 53934

$69,000

2 bd · 1.0 ba · 1,160 sqft · Other · 104 Days on market

Built 1960 0.30 ac lot $59/sqft · 54% below area ↓ 14% since listing

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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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bed, 1 bath single wide manufactured home, just waiting for your personal touch and updates! Nestled just moments from Castle Rock Lake, this property offers comfortable living with great potential to make it yours. The spacious floor plan features two bedrooms, a full bathroom and an open area for relaxing and entertaining. With some love and updates, this home could be a wonderful opportunity for investors or a vacation cabin. Enjoy everything that this area has to offer- from fishing, hiking, boating, ATV/snowmobile trails and more. Don't wait and schedule a showing today!

Key facts

• 0.3 acre lot
• Built 1960
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% 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.
• Adams-Friendship Area School District (rural): math 22% / reading 19% proficiency, ranked #331 of 342 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 91 active listings in the ZIP; 126 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Adams County population projected at -33% 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.13% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.75%
• DSCR: 3.04
• GRM: 3.9

CMA / ARV

• ARV (median comp): $149,978
• List price: $69,000
• Delta: -53.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.9%
• Equity multiple: 2.85×
• Total profit: $35,725
• Equity at exit: $10,288

10-year hold

• IRR: 49.0%
• Equity multiple: 5.74×
• Total profit: $91,484
• Equity at exit: $5,966

Cash invested: $19,320 (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 53934

• Home prices YoY: -26.5%
• Active inventory: 91
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $737

Break-even live

Break-even rent $540

Max offer price $69,000

Occupancy floor 45%

Sensitivity live

Price	-10% $776	-5% $756	+0% $737	+5% $717	+10% $698
Rent	-10% $620	-5% $678	+0% $737	+5% $795	+10% $853
Rate	-1.0pp $771	-0.5pp $754	base $737	+0.5pp $719	+1.0pp $701

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,000 Active 104 DOM
2. 2026-06-17
   days on market $69,000 Active 103 DOM
3. 2026-06-16
   days on market $69,000 Active 102 DOM
4. 2026-06-15
   days on market $69,000 Active 101 DOM
5. 2026-06-14
   days on market $69,000 Active 99 DOM
6. 2026-06-13
   days on market $69,000 Active 98 DOM
7. 2026-06-10
   days on market $69,000 Active 96 DOM
8. 2026-06-09
   days on market $69,000 Active 95 DOM
9. 2026-06-08
   days on market $69,000 Active 94 DOM
10. 2026-06-07
    days on market $69,000 Active 93 DOM
11. 2026-06-03
    days on market $69,000 Active 89 DOM
12. 2026-06-02
    days on market $69,000 Active 88 DOM
13. 2026-06-01
    days on market $69,000 Active 87 DOM
14. 2026-05-31
    days on market $69,000 Active 86 DOM
15. 2026-05-31
    days on market $69,000 Active 85 DOM
16. 2026-05-08
    price $69,000 593-char remark

    Show marketing remark (593 chars)

    Charming 2 bed, 1 bath single wide manufactured home, just waiting for your personal touch and updates! Nestled just moments from Castle Rock Lake, this property offers comfortable living with great potential to make it yours. The spacious floor plan features two bedrooms, a full bathroom and an open area for relaxing and entertaining. With some love and updates, this home could be a wonderful opportunity for investors or a vacation cabin. Enjoy everything that this area has to offer- from fishing, hiking, boating, ATV/snowmobile trails and more. Don't wait and schedule a showing today!

17. 2026-03-05
    listed $79,900 Active 593-char remark

    Show marketing remark (593 chars)

    Charming 2 bed, 1 bath single wide manufactured home, just waiting for your personal touch and updates! Nestled just moments from Castle Rock Lake, this property offers comfortable living with great potential to make it yours. The spacious floor plan features two bedrooms, a full bathroom and an open area for relaxing and entertaining. With some love and updates, this home could be a wonderful opportunity for investors or a vacation cabin. Enjoy everything that this area has to offer- from fishing, hiking, boating, ATV/snowmobile trails and more. Don't wait and schedule a showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $435 · $36/mo
• Projected year-2 tax: $856 · $71/mo
• Expected delta: +$421/yr (+$35/mo · 96.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,672
• − Mortgage interest: −$3,865
• − Property taxes: −$435
• − Insurance: −$345
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$2,007
• Taxable income: $8,193
• Est. tax owed @ 24.0%: −$1,966
• After-tax cash flow: $6,873/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: Adams-Friendship Area School District
• NCES district ID: 5500060
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,165
• Composite: 17.22/100
• National rank: #9100
• State rank: #331 of 342 in WI

Livability — Quincy

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

Census & demographics

• Census place: Dellwood, WI
• Population (ZIP): 4,404

Population outlook (Adams County) Hauer SSP2

• Today (2025): 18,560 people
• By 2030: 17,523 · -5.6%
• By 2040: 14,888 · -19.8%
• By 2050: 12,359 · -33.4%
• By 2075: 8,662 · -53.3%
• By 2100: 6,000 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 11% Portuguese 8% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Adams

• 2024 margin: Strong R (+25.8) · D 34.6% · R 60.4% · Other 5.0%
• 2008→2024 swing: -44.2pp toward R · 2008: 18.3pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+25.7 2016: R+21.8 2012: D+8.7 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.94%
• Current HPI: 268.5442
• 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

-13.6% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $69,000 SCWMLS
• 2026-03-05 Listed $79,900 SCWMLS

Property tax history

+1.9%/yr

Latest (2024): $435 · +15.3% YoY. Source: county tax records.