731 Sunset #31 Blvd · Lake Delton, WI 53965

$59,900

2 bd · 1.0 ba · 832 sqft · Other · 54 Days on market

Built 2002 $72/sqft · 69% 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 +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Whether you are looking for a vacation get away or permanent residence, you owe it to yourself to take a look! This home is located in the heart of Wisconsin Dells in the popular Reds Mobile Park. This newly updated kitchen comes complete with refrigerator, range/oven, dishwasher, awesome butcher block countertops, nice kitchen sink and faucet. Comes complete with newer washer and dryer. You will also have access to the club house and wonderful inground- outdoor swimming pool that you will be able to enjoy on hot summer days in Deer Run Park. Property is conveniently located in well maintained park that is close to all Wisconsin Dells popular attractions, restaurants, and shopping. Lot ren

Key facts

• Close to restaurants
• Well maintained park
• Updated kitchen

Tags

• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• INGROUND OUTDOOR SWIMMING POOL
• WELL MAINTAINED PARK
• CLOSE TO ATTRACTIONS
• CLOSE TO RESTAURANTS

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas available
• Home design: Single-family property; Main-level living; Village location (Lake Delton)
• Construction: Year built: Other - see remarks
• Exterior features: Vinyl exterior; Deck

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on main level (approx. 10 x 9); Second bedroom on main level (approx. 9 x 6)
• Bathrooms: One full bathroom; No master bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Open main-level living area; Deck access from exterior
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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.
• Market conditions: 195 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 527 units permitted in Sauk County in 2024 (268 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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: 2.35% ✓
• Cap rate: 20.30%
• Cash-on-cash: 50.02%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

• ARV (median comp): $194,032
• List price: $59,900
• Delta: -69.13%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.7%
• Equity multiple: 3.08×
• Total profit: $34,837
• Equity at exit: $8,931

10-year hold

• IRR: 53.4%
• Equity multiple: 6.23×
• Total profit: $87,752
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $699

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 45%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 N Burritt Ave Wisconsin Dells, WI	1.0	1.0	744	$1,200	$1.61	44d	1	0.62mi
52 Fieldstone Dr Unit 106 Wisconsin Dells, WI	1.0	1.0	850	$1,425	$1.68	23d	1	1.36mi

Listing history 18 events

1. 2026-06-19
   days on market $59,900 Active 54 DOM
2. 2026-06-18
   days on market $59,900 Active 53 DOM
3. 2026-06-17
   days on market $59,900 Active 52 DOM
4. 2026-06-16
   days on market $59,900 Active 51 DOM
5. 2026-06-15
   days on market $59,900 Active 50 DOM
6. 2026-06-14
   days on market $59,900 Active 48 DOM
7. 2026-06-12
   days on market $59,900 Active 47 DOM
8. 2026-06-09
   days on market $59,900 Active 44 DOM
9. 2026-06-08
   days on market $59,900 Active 43 DOM
10. 2026-06-07
    days on market $59,900 Active 42 DOM
11. 2026-06-05
    days on market $59,900 Active 39 DOM
12. 2026-06-03
    days on market $59,900 Active 38 DOM
13. 2026-06-02
    days on market $59,900 Active 37 DOM
14. 2026-06-01
    days on market $59,900 Active 36 DOM
15. 2026-05-31
    days on market $59,900 Active 35 DOM
16. 2026-05-30
    days on market $59,900 Active 34 DOM
17. 2026-04-23
    listed $59,900 Active 839-char remark
18. 2025-02-04
    soldstatus $5,484,300

ⓘ 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: $16,906
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$1,743
• Taxable income: $7,905
• Est. tax owed @ 24.0%: −$1,897
• After-tax cash flow: $6,491/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: 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

-98.9% since first listed

2 events — show timeline

• 2026-04-23 Listed $59,900 SCWMLS
• 2025-02-04 Sold (Public Records) $5,484,300 Public Records

Property tax history

-0.1%/yr

Latest (2025): $3,281 · -5.6% YoY. Source: county tax records.