107 Park St · Boscobel, WI 53805

$65,000

3 bd · 2.0 ba · 1,280 sqft · Other · 22 Days on market

Built 1996 $51/sqft · 64% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home 16'x80' Friendship Home built in 1996. Very clean and refreshed with some recent updates including some new flooring. Large sunken living room, good dining space and lots of cabinets in the kitchen. All appliances in kitchen plus clothes washer & dryer included. Full bath off the kitchen, two hallway bedrooms, then primary bedroom at the end which has a large bath with separate tub and shower. Outside utility shed included. Roof is about four years old. Lot rent $155 (no utilities or services included). Available immediately. Call today.

Key facts

• Lots of cabinets
• New flooring
• Outside utility shed

Tags

• NEW FLOORING
• LARGE SUNKEN LIVING ROOM
• GOOD DINING SPACE
• LOTS OF CABINETS
• ALL APPLIANCES INCLUDED
• OUTSIDE UTILITY SHED

Property features AI

Finance

• Other: Zoned residential

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas; Forced air heating; Central air conditioning
• Home design: Single-family, 1-story home; Approximately 1,280 finished above-grade square feet; Built by builder (year not specified)
• Construction: Vinyl siding
• Exterior features: Vinyl exterior; Yard shed / storage building

Interior

• Kitchen: Range/Oven; Refrigerator; Dishwasher; Microwave
• Bedrooms: Master bedroom on main level (approx. 12 x 12); Bedroom 2 on main level (approx. 9 x 9); Bedroom 3 on main level (approx. 9 x 11)
• Bathrooms: Two full bathrooms; Master bathroom includes a full bath and walk-in shower; also lists a tub configuration
• Interior features: High speed internet
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#197 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Boscobel Area School District (town): math 28% / reading 26% proficiency, ranked #301 of 342 in WI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Boscobel Elementary (math 32% / reading 27%, grade F, #705 of 1,041 statewide, top 71%, 338 students, 60% FRL); Boscobel Junior High (math 27% / reading 27%, grade F, #299 of 383 statewide, top 80%, 152 students, 55% FRL); Boscobel High (math 24% / reading 24%, grade F, #287 of 483 statewide, top 71%, 213 students, 52% FRL).
• Market conditions: 35 active listings in the ZIP; 120 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.41% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.70%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $178,302
• List price: $65,000
• Delta: -63.55%
• 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: 10.5%
• Equity multiple: 1.41×
• Total profit: $7,539
• Equity at exit: $9,692

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $29,855
• Equity at exit: $5,620

Cash invested: $18,200 (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 53805

• Home prices YoY: -13.7%
• Active inventory: 35
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $914 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $284

Break-even live

Break-even rent $555

Max offer price $65,000

Occupancy floor 64%

Sensitivity live

Price	-10% $320	-5% $302	+0% $284	+5% $265	+10% $247
Rent	-10% $211	-5% $248	+0% $284	+5% $320	+10% $356
Rate	-1.0pp $316	-0.5pp $300	base $284	+0.5pp $267	+1.0pp $250

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   status Pending 561-char remark
2. 2026-04-22
   listed $65,000 Active 561-char remark
3. 2025-09-22
   soldstatus $72,000
4. 2004-04-30
   soldstatus $54,900

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$178/yr (+$15/mo · 21.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 15 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: $10,968
• − Mortgage interest: −$3,641
• − Property taxes: −$846
• − Insurance: −$325
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$1,891
• Taxable income: $2,510
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $2,801/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: Boscobel Area School District
• NCES district ID: 5501500
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $43,366
• Composite: 23.1/100
• National rank: #7964
• State rank: #301 of 342 in WI

Livability — Boscobel

• Score: 73/100
• State rank: #197
• US rank: #5189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boscobel, WI
• City population: 5,569
• Population (ZIP): 5,569

Population outlook (Grant County) Hauer SSP2

• Today (2025): 53,982 people
• By 2030: 55,104 · +2.1%
• By 2040: 57,353 · +6.2%
• By 2050: 59,315 · +9.9%
• By 2075: 65,496 · +21.3%
• By 2100: 66,508 · +23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Portuguese 8% Lithuanian 2% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Grant

• 2024 margin: R (+18.2) · D 40.2% · R 58.4% · Other 1.3%
• 2008→2024 swing: -42.0pp toward R · 2008: 23.9pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+12.3 2016: R+9.6 2012: D+13.7 2008: D+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.55%
• Current HPI: 212.1709
• 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

+18.4% since first listed

4 events — show timeline

• 2026-05-15 Pending — SCWMLS
• 2026-04-22 Listed $65,000 SCWMLS
• 2025-09-22 Sold (Public Records) $72,000 Public Records
• 2004-04-30 Sold (Public Records) $54,900 Public Records

Property tax history

-2.9%/yr

Latest (2025): $846 · -33.1% YoY. Source: county tax records.