3014 Wilson St #101 · Menomonie, WI 54751

$94,900

3 bd · 2.0 ba · 1,620 sqft · SingleFamily · 66 Days on market

Built 1998 Good condition $59/sqft · 65% below area

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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 +4.1/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• 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. Welcome to this spacious and well-maintained 1998 Dutch home offering 3 bedrooms and 2 full bathrooms. Designed for comfortable living, this home features both a bright living room and a separate family room?perfect for entertaining or relaxing. The open layout includes a dedicated dining area and a cozy gas fireplace, creating a warm and inviting atmosphere. Recent updates such as new flooring and fresh paint throughout give the home a modern, move-in ready feel. With ample living space and thoughtful updates, this home is a fantastic opportunity for anyone seeking comfort, value, and convenience. Schedule your showing today! Site rent is $475/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.

Key facts

• Cozy gas fireplace
• New flooring
• Bright living room

Tags

• MOVE IN READY
• BRIGHT LIVING ROOM
• SEPARATE FAMILY ROOM
• DEDICATED DINING AREA
• COZY GAS FIREPLACE
• NEW FLOORING

🏷️ Possibly a rental listed for sale. The $94,900 price doesn't fit this home's estimated sale value (~$272,274) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.7% 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.

Location & tenants

• 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: schools D+, 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.
• Market conditions: Rents rising (+2.6%/yr); 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 151 units permitted in Dunn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.6% 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 66 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.54% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $272,274
• List price: $94,900
• Delta: -65.15%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 28th Ave	0.23mi	3/1.5	1,470 (-9%)	4mo	$249,500	$170	68
1014 Julie Ln	0.39mi	3/1.5	1,398 (-14%)	18mo	$250,000	$179	42

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.59×
• Total profit: $15,748
• Equity at exit: $14,150

10-year hold

• IRR: 23.3%
• Equity multiple: 2.96×
• Total profit: $52,184
• Equity at exit: $8,205

Cash invested: $26,572 (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 54751

• Rents YoY: 2.6%
• Active inventory: 105
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $498

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 61%

Sensitivity live

Price	-10% $563	-5% $531	+0% $498	+5% $465	+10% $432
Rent	-10% $382	-5% $440	+0% $498	+5% $555	+10% $613
Rate	-1.0pp $546	-0.5pp $522	base $498	+0.5pp $473	+1.0pp $448

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 29th Ave NE Apt 1 Menomonie, WI	3.0	2.5	1500	$1,595	$1.06	44d	1	0.03mi
650 Northern Meadows Pkwy Menomonie, WI	2.0	1.0	1050	$1,122	$1.07	4d	8	0.16mi
420 Heller Rd Menomonie, WI	2.0	1.0–1.5	950	$1,025	$1.08	13d	1	1.34mi

Listing history 19 events

1. 2026-06-21
   days on market $94,900 Active 66 DOM
2. 2026-06-19
   days on market $94,900 Active 64 DOM
3. 2026-06-18
   days on market $94,900 Active 63 DOM
4. 2026-06-17
   days on market $94,900 Active 62 DOM
5. 2026-06-16
   days on market $94,900 Active 61 DOM
6. 2026-06-15
   days on market $94,900 Active 60 DOM
7. 2026-06-14
   days on market $94,900 Active 58 DOM
8. 2026-06-12
   days on market $94,900 Active 57 DOM
9. 2026-06-09
   status $94,900 Active 54 DOM
10. 2026-06-09
    status $94,900 Pending 54 DOM
11. 2026-06-08
    days on market $94,900 Offer Show 54 DOM
12. 2026-06-07
    statusdays on market $94,900 Offer Show 53 DOM
13. 2026-06-05
    days on market $94,900 Active 51 DOM
14. 2026-06-03
    days on market $94,900 Active 49 DOM
15. 2026-06-02
    days on market $94,900 Active 48 DOM
16. 2026-06-01
    days on market $94,900 Active 47 DOM
17. 2026-05-31
    days on market $94,900 Active 46 DOM
18. 2026-05-30
    days on market $94,900 Active 45 DOM
19. 2026-04-15
    listed $94,900 Active 965-char remark

    Show marketing remark (965 chars)

    Personal Property Sale ? No Land Included. Move-in ready! Listing agent is owner of home and manufactured home community. Welcome to this spacious and well-maintained 1998 Dutch home offering 3 bedrooms and 2 full bathrooms. Designed for comfortable living, this home features both a bright living room and a separate family room?perfect for entertaining or relaxing. The open layout includes a dedicated dining area and a cozy gas fireplace, creating a warm and inviting atmosphere. Recent updates such as new flooring and fresh paint throughout give the home a modern, move-in ready feel. With ample living space and thoughtful updates, this home is a fantastic opportunity for anyone seeking comfort, value, and convenience. Schedule your showing today! Site rent is $475/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.

ⓘ 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: $17,523
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$2,761
• Taxable income: $4,745
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,835/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

Good 75/100 Cosmetic rehab

This move-in ready home offers a good condition with fresh paint and hardwood floors, but minor repairs to the deck and replacing trash cans would further enhance its value.

Repairs flagged

• Minor Deck — Deck boards appear slightly worn

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal
• Both Replace deck boards — New deck improves functionality and appearance
• Both Replace trash cans — New trash cans improve aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Deck boards appear slightly worn	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal ↑
• Both Replace deck boards — New deck improves functionality and appearance ↑
• Both Replace trash cans — New trash cans improve aesthetics and functionality ↑

ⓘ 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: Menomonie Area School District
• NCES district ID: 5509090
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $47,172
• Composite: 34.23/100
• National rank: #5262
• State rank: #157 of 342 in WI

Livability — Menomonie

• Score: 82/100
• State rank: #50
• US rank: #1248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menomonie, WI
• County: Dunn County · 26,193 people
• City population: 26,193
• Metro: Menomonie, WI
• Population (ZIP): 26,193
• Household income: $72,028
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 821.0

Population outlook (Dunn County) Hauer SSP2

• Today (2025): 45,435 people
• By 2030: 45,694 · +0.6%
• By 2040: 45,329 · -0.2%
• By 2050: 44,343 · -2.4%
• By 2075: 42,497 · -6.5%
• By 2100: 40,616 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 5% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 15% Romanian 6% Lithuanian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 1% Chinese 1%

Political lean MEDSL · Dunn

• 2024 margin: R (+15.9) · D 41.5% · R 57.4% · Other 1.2%
• 2008→2024 swing: -30.9pp toward R · 2008: 14.9pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+13.9 2016: R+11.2 2012: D+5.0 2008: D+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.07%
• Current HPI: 214.7943
• Rent YoY: ▲ 2.59%
• Metro: Menomonie, 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

• 2026-04-15 Listed $94,900 SCWMLS