W4300 County Road M #14 · La Crosse, WI 54601

$40,000

3 bd · 1.0 ba · 1,310 sqft · SingleFamily · 74 Days on market

Built 1980 Good condition $31/sqft · 91% 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
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 1980 Schultz mobile home offers 3 bedrooms and 1 bathroom, along with a spacious side addition that significantly expands the living area and provides extra flexibility. Over the past 7 years, the home has undergone extensive updates, new subflooring, kitchen, and refreshed walls?giving the home a much more updated and move-in-ready feel. Lot rent $535/month and includes trash. All other utilities separate

Key facts

• Extensive updates
• Updated kitchen
• Refreshed walls

Tags

• SPACIOUS SIDE ADDITION
• EXTENSIVE UPDATES
• NEW SUBFLOORING
• UPDATED KITCHEN
• REFRESHED WALLS

🏷️ Possibly a rental listed for sale. The $40,000 price doesn't fit this home's estimated sale value (~$433,664) 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/1.0-bath single-family listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 35.8% vs local median 3.0% in La Crosse — 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 69/100 on livability (#339 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, health & safety D.
• La Crosse School District (urban): math 29% / reading 34% proficiency, ranked #267 of 342 in WI (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 222 active listings in the ZIP; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• La Crosse County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 3.98% ✓
• Cap rate: 35.76%
• Cash-on-cash: 105.23%
• DSCR: 5.68
• GRM: 2.1

CMA / ARV

• ARV (median comp): $433,664
• List price: $40,000
• Delta: -90.78%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.97×
• Total profit: $55,647
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 12.36×
• Total profit: $127,275
• Equity at exit: $3,458

Cash invested: $11,200 (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 54601

• Rents YoY: 2.7%
• Active inventory: 222
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,593 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $982

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 33%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $40,000 Active 74 DOM
2. 2026-06-18
   days on market $40,000 Active 73 DOM
3. 2026-06-17
   days on market $40,000 Active 72 DOM
4. 2026-06-16
   days on market $40,000 Active 71 DOM
5. 2026-06-15
   days on market $40,000 Active 70 DOM
6. 2026-06-14
   days on market $40,000 Active 68 DOM
7. 2026-06-13
   days on market $40,000 Active 67 DOM
8. 2026-06-10
   days on market $40,000 Active 65 DOM
9. 2026-06-09
   days on market $40,000 Active 64 DOM
10. 2026-06-08
    days on market $40,000 Active 63 DOM
11. 2026-06-07
    days on market $40,000 Active 62 DOM
12. 2026-06-05
    days on market $40,000 Active 59 DOM
13. 2026-06-03
    days on market $40,000 Active 58 DOM
14. 2026-06-02
    days on market $40,000 Active 57 DOM
15. 2026-06-01
    days on market $40,000 Active 56 DOM
16. 2026-05-31
    days on market $40,000 Active 55 DOM
17. 2026-05-30
    days on market $40,000 Active 54 DOM
18. 2026-04-06
    listed $40,000 Active 430-char remark

    Show marketing remark (430 chars)

    This well-maintained 1980 Schultz mobile home offers 3 bedrooms and 1 bathroom, along with a spacious side addition that significantly expands the living area and provides extra flexibility. Over the past 7 years, the home has undergone extensive updates, new subflooring, kitchen, and refreshed walls?giving the home a much more updated and move-in-ready feel. Lot rent $535/month and includes trash. All other utilities separate

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,117
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$1,164
• Taxable income: $11,854
• Est. tax owed @ 24.0%: −$2,845
• After-tax cash flow: $8,941/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 well-maintained 1980 Schultz mobile home has undergone extensive updates and is move-in ready. It offers 3 bedrooms and 1 bathroom with a spacious side addition. The home is in good condition with minor repairs needed in the kitchen and bathroom. The highest-ROI updates would be to paint the interior walls, replace countertops and fixtures, and improve the landscaping and curb appeal.

Repairs flagged

• Minor Kitchen counters — Cluttered with items
• Minor Bathroom counters — Cluttered with items

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops in kitchen — New countertops improve functionality and aesthetics
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics
• Both Landscaping and curb appeal — Enhances curb appeal and makes the home more inviting

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen counters · Cluttered with items	Minor	$500–3,000
Bathroom counters · Cluttered with items	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops in kitchen — New countertops improve functionality and aesthetics ↑
• Both Replace bathroom fixtures — New fixtures improve functionality and aesthetics ↑
• Both Landscaping and curb appeal — Enhances curb appeal and makes the home more inviting ↑

ⓘ 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: La Crosse School District
• NCES district ID: 5507530
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $42,924
• Composite: 26.76/100
• National rank: #7135
• State rank: #267 of 342 in WI

Livability — La Crosse

• Score: 69/100
• State rank: #339
• US rank: #8671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: La Crosse County · 89,439 people
• City population: 64,135
• Metro: La Crosse-Onalaska, WI-MN
• Population (ZIP): 50,397
• Household income: $61,639
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 2352.0

Population outlook (La Crosse County) Hauer SSP2

• Today (2025): 126,082 people
• By 2030: 130,161 · +3.2%
• By 2040: 137,231 · +8.8%
• By 2050: 143,506 · +13.8%
• By 2075: 160,149 · +27.0%
• By 2100: 166,408 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 4% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · La Crosse

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 23.4pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+13.5 2016: D+9.6 2012: D+17.3 2008: D+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.70%
• Current HPI: 236.4506
• Rent YoY: ▲ 2.72%
• Metro: La Crosse-Onalaska, WI-MN
• 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

• 2026-04-06 Listed $40,000 SCWMLS