17432 Oakes Rd · Boscobel, WI 53805

$140,000

5 bd · 1.5 ba · 1,548 sqft · SingleFamily · 71 Days on market

Built 1972 1.18 ac lot $90/sqft · 21% below area Est $176k · 21% under ↓ 5% since listing

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Why this score? — see what drove the D+ 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced at $157,500, this 5-bedroom, 1 1/2 bath manufactured home sits on 1.8 acres and offers space, flexibility, and excellent outbuildings. With approximately 1,548 square feet and a large addition, the layout provides for family, guests, or home office needs. Interior features include wood or simulated wood flooring and comfortable living areas. The property includes two detached 26x30 garages and a workshop, ideal for storage, vehicles, or projects. Enjoy the privacy and potential of the spacious lot along with a private well and septic system. Great opportunity for buyers seeking space, utility, and value!

Key facts

• 1.18 acre lot
• 4 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $67 ($803/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (20.0% below list).
• Recommended offer: $112k (20.0% below list) — sets the bar for 1% rule.

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+, schools F, amenities 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.
• 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,033 (20.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (median comp): $176,246
• List price: $140,000
• Delta: -20.57%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Superior St	0.39mi	4/2.0 (-1)	1,400 (-10%)	2mo	$250,000	$179	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-18,499
• Equity at exit: $20,874

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-10,924
• Equity at exit: $12,105

Cash invested: $39,200 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $67

Break-even live

Break-even rent $1,036

Max offer price $140,000

Occupancy floor 89%

Sensitivity live

Price	-10% $146	-5% $107	+0% $67	+5% $27	+10% $-179
Rent	-10% $-22	-5% $23	+0% $67	+5% $111	+10% $155
Rate	-1.0pp $137	-0.5pp $103	base $67	+0.5pp $31	+1.0pp $-6

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $140,000 Active 71 DOM
2. 2026-06-18
   days on market $140,000 Active 69 DOM
3. 2026-06-17
   days on market $140,000 Active 68 DOM
4. 2026-06-17
   remarks 619-char remark
5. 2026-06-16
   days on market $140,000 Active 67 DOM
6. 2026-06-15
   days on market $140,000 Active 66 DOM
7. 2026-06-15
   days on market $140,000 Active 65 DOM
8. 2026-06-13
   days on market $140,000 Active 64 DOM
9. 2026-06-12
   pricedays on market $140,000 Active 63 DOM
10. 2026-06-09
    days on market $150,000 Active 60 DOM
11. 2026-06-08
    days on market $150,000 Active 59 DOM
12. 2026-06-08
    days on market $150,000 Active 58 DOM
13. 2026-06-05
    days on market $150,000 Active 56 DOM
14. 2026-06-03
    days on market $150,000 Active 54 DOM
15. 2026-06-02
    days on market $150,000 Active 53 DOM
16. 2026-06-01
    days on market $150,000 Active 52 DOM
17. 2026-05-31
    days on market $150,000 Active 51 DOM
18. 2026-05-18
    price $150,000 618-char remark

    Show marketing remark (618 chars)

    Priced at $157,500, this 5-bedroom, 1 1/2 bath manufactured home sits on 1.8 acres and offers space, flexibility, and excellent outbuildings. With approximately 1,548 square feet and a large addition, the layout provides for family, guests, or home office needs. Interior features include wood or simulated wood flooring and comfortable living areas. The property includes two detached 26x30 garages and a workshop, ideal for storage, vehicles, or projects. Enjoy the privacy and potential of the spacious lot along with a private well and septic system. Great opportunity for buyers seeking space, utility, and value!

19. 2026-04-06
    listed $157,500 Active 618-char remark

    Show marketing remark (618 chars)

    Priced at $157,500, this 5-bedroom, 1 1/2 bath manufactured home sits on 1.8 acres and offers space, flexibility, and excellent outbuildings. With approximately 1,548 square feet and a large addition, the layout provides for family, guests, or home office needs. Interior features include wood or simulated wood flooring and comfortable living areas. The property includes two detached 26x30 garages and a workshop, ideal for storage, vehicles, or projects. Enjoy the privacy and potential of the spacious lot along with a private well and septic system. Great opportunity for buyers seeking space, utility, and value!

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $1,449 · $121/mo
• Expected delta: +$1,141/yr (+$95/mo · 371.1%)

ⓘ 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 2/10 Low
• 🌡 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: $13,444
• − Mortgage interest: −$7,842
• − Property taxes: −$308
• − Insurance: −$700
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$4,073
• Taxable loss: −$1,630
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $1,194/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

• 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

-4.8% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $150,000 SCWMLS
• 2026-04-06 Listed $157,500 SCWMLS

Property tax history

-1.8%/yr

Latest (2025): $308 · +1.5% YoY. Source: county tax records.