N4791 State Road 25 Site #554

Menomonie, WI 54751

$56,500B

3 bd · 2.0 ba · 1,120 sqft · Built 2026 · Manufactured · Active · 23 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,658/mo
• Mortgage (P&I): −$296
• Tax + insurance: −$94
• HOA: −$0
• Vac / Maint / Mgmt: −$348
• Net cashflow: $919/mo
• Annual: $11,033/yr
• Cap rate: 25.82%
• Cash-on-cash: 69.74%
• DSCR: 4.10
• 1% rule: 2.93%
• Cash to close: $15,820

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $56k. Condition is rated excellent.
• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• It's been on market 23 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $56k (1.5% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $391 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Location reads 82/100 on livability (#50 in WI, #1,248 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F.
• Menomonie Area School District (town): math 40% / reading 40% proficiency, ranked #157 of 342 in WI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: River Heights Elementary (math 32% / reading 27%, grade F, #705 of 1,041 statewide, top 71%, 437 students, 63% FRL); Menomonie Middle (math 41% / reading 42%, grade F, #134 of 383 statewide, top 36%, 696 students, 38% FRL); Menomonie High (math 39% / reading 51%, grade D-, #58 of 483 statewide, top 12%, 1,011 students, 36% FRL).
• Market conditions: Rents rising (+2.6%/yr); 105 active listings in the ZIP; 151 units permitted in Dunn County in 2024 (0 in 5+ unit buildings).
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• Cap rate 25.8% vs local median 3.8% in Menomonie — 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.