7740 South Park Rd #320 · Grand Rapids, WI 54494

$95,500

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 80 Days on market

Built 2002 Fair condition $79/sqft · 44% below area Est $170k · 44% under ↓ 2% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1-owner single wide manufactured home in the desirable Whispering Pines 55+ Community! This well-cared-for 3 bedroom, 2 bath home offers a spacious primary suite with walk-in tub/shower for comfort and accessibility. Bright open-concept kitchen, dining, and living area with cathedral ceilings create an inviting space for everyday living and entertaining. Convenient in-home laundry adds ease. Exterior features include a 40? x 13? carport, concrete driveway and patio, plus a 10? x 8? metal storage shed for extra storage. Enjoy the peaceful, park-like setting within walking distance to Lake Wazeecha, with nearby biking and walking trails and easy access to Hwy 54 for added convenience. Affordable monthly costs: lot rent $600 ($500 if paid on time), water/sewer $30, garbage $9.17, school tax $42.63. Optional snow and lawn care available for $50/month; lawn mowers and gas provided onsite for resident use. Shingles new in 2010.

Key facts

• In-home laundry
• Open-concept kitchen
• Cathedral ceilings

Tags

• SPACIOUS PRIMARY SUITE
• WALK-IN TUB/SHOWER
• OPEN-CONCEPT KITCHEN
• CATHEDRAL CEILINGS
• IN-HOME LAUNDRY
• 40 X 13 CARPORT

🏷️ Possibly a rental listed for sale. The $95,500 price doesn't fit this home's estimated sale value (~$169,563) 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 $96k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $90k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wisconsin Rapids School District (town): math 28% / reading 33% proficiency, ranked #274 of 342 in WI (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 146 active listings in the ZIP; 122 units permitted in Wood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $660 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wood County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Recommended offer $89,770 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.40% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $169,563
• List price: $95,500
• Delta: -43.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7740 South Park Rd Lot 330	0.00mi	3/2.0	1,280 (+5%)	1mo	$99,900	$78	90
7740 South Park Rd Lot 370	0.05mi	3/2.0	1,280 (+5%)	3mo	$115,650	$90	87
3611 S 73rd St	0.18mi	3/2.0	1,160 (-5%)	10mo	$257,000	$222	75
7740 S Park Rd Unit L330	0.05mi	3/2.0	1,280 (+5%)	22mo	$90,000	$70	70
3910 S 72nd St	0.41mi	3/1.5	1,254 (+3%)	16mo	$277,200	$221	61
8451 Cedar Ln	0.58mi	3/1.5	1,196 (-2%)	9mo	$250,000	$209	60
7740 South Park Rd Lot 100	0.05mi	2/2.0 (-1)	1,056 (-13%)	22mo	$15,000	$14	52
8540 Lake Rd	0.67mi	2/1.0 (-1)	1,056 (-13%)	6mo	$100,000	$95	32

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $9,878
• Equity at exit: $14,239

10-year hold

• IRR: 18.6%
• Equity multiple: 2.54×
• Total profit: $41,304
• Equity at exit: $8,257

Cash invested: $26,740 (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 54494

• Active inventory: 146
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$501
• Tax est. 1.5%: −$119 /mo · $1,432/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $398

Break-even live

Break-even rent $835

Max offer price $95,500

Occupancy floor 65%

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $95,500 Active 80 DOM
2. 2026-06-17
   days on market $95,500 Active 79 DOM
3. 2026-06-16
   days on market $95,500 Active 78 DOM
4. 2026-06-15
   days on market $95,500 Active 77 DOM
5. 2026-06-14
   days on market $95,500 Active 75 DOM
6. 2026-06-12
   days on market $95,500 Active 74 DOM
7. 2026-06-09
   days on market $95,500 Active 71 DOM
8. 2026-06-08
   days on market $95,500 Active 70 DOM
9. 2026-06-07
   pricedays on market $95,500 Active 69 DOM
10. 2026-06-05
    days on market $109,900 Active 66 DOM
11. 2026-06-02
    days on market $109,900 Active 64 DOM
12. 2026-06-01
    days on market $109,900 Active 63 DOM
13. 2026-05-31
    days on market $109,900 Active 62 DOM
14. 2026-05-30
    days on market $109,900 Active 61 DOM
15. 2026-04-17
    price $113,000 936-char remark

    Show marketing remark (936 chars)

    1-owner single wide manufactured home in the desirable Whispering Pines 55+ Community! This well-cared-for 3 bedroom, 2 bath home offers a spacious primary suite with walk-in tub/shower for comfort and accessibility. Bright open-concept kitchen, dining, and living area with cathedral ceilings create an inviting space for everyday living and entertaining. Convenient in-home laundry adds ease. Exterior features include a 40? x 13? carport, concrete driveway and patio, plus a 10? x 8? metal storage shed for extra storage. Enjoy the peaceful, park-like setting within walking distance to Lake Wazeecha, with nearby biking and walking trails and easy access to Hwy 54 for added convenience. Affordable monthly costs: lot rent $600 ($500 if paid on time), water/sewer $30, garbage $9.17, school tax $42.63. Optional snow and lawn care available for $50/month; lawn mowers and gas provided onsite for resident use. Shingles new in 2010.

16. 2026-03-30
    listed $115,000 Active 936-char remark

    Show marketing remark (936 chars)

    1-owner single wide manufactured home in the desirable Whispering Pines 55+ Community! This well-cared-for 3 bedroom, 2 bath home offers a spacious primary suite with walk-in tub/shower for comfort and accessibility. Bright open-concept kitchen, dining, and living area with cathedral ceilings create an inviting space for everyday living and entertaining. Convenient in-home laundry adds ease. Exterior features include a 40? x 13? carport, concrete driveway and patio, plus a 10? x 8? metal storage shed for extra storage. Enjoy the peaceful, park-like setting within walking distance to Lake Wazeecha, with nearby biking and walking trails and easy access to Hwy 54 for added convenience. Affordable monthly costs: lot rent $600 ($500 if paid on time), water/sewer $30, garbage $9.17, school tax $42.63. Optional snow and lawn care available for $50/month; lawn mowers and gas provided onsite for resident use. Shingles new in 2010.

ⓘ 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: $16,067
• − Mortgage interest: −$5,349
• − Property taxes: −$1,432
• − Insurance: −$478
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,778
• Taxable income: $3,458
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $3,943/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

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, particularly in the kitchen and exterior. Upgrades to the kitchen and landscaping would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate appliances — outdated and in need of replacement
• Minor flooring — vinyl tile in kitchen
• Minor landscaping — bare yard, no landscaping

Value-add opportunities

• Both new kitchen cabinets and appliances — modernizes the kitchen and increases appeal
• Both landscaping — enhances curb appeal and adds value
• Both paint interior walls — freshens up the interior and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
appliances · outdated and in need of replacement	Moderate	$3,000–15,000
flooring · vinyl tile in kitchen	Minor	$500–3,000
landscaping · bare yard, no landscaping	Minor	$500–3,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Both new kitchen cabinets and appliances — modernizes the kitchen and increases appeal ↑
• Both landscaping — enhances curb appeal and adds value ↑
• Both paint interior walls — freshens up the interior and adds value ↑

ⓘ 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: Wisconsin Rapids School District
• NCES district ID: 5517070
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $46,996
• Composite: 26.32/100
• National rank: #7240
• State rank: #274 of 342 in WI

Livability — Grand Rapids

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lake Wazeecha, WI
• County: Wood County · 27,696 people
• Metro: Wisconsin Rapids-Marshfield, WI
• Population (ZIP): 27,696
• Household income: $72,595
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 569.0

Population outlook (Wood County) Hauer SSP2

• Today (2025): 69,530 people
• By 2030: 66,919 · -3.8%
• By 2040: 60,735 · -12.6%
• By 2050: 54,077 · -22.2%
• By 2075: 41,820 · -39.9%
• By 2100: 31,863 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 13% Portuguese 7% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Wood

• 2024 margin: R (+19.9) · D 39.4% · R 59.3% · Other 1.3%
• 2008→2024 swing: -33.1pp toward R · 2008: 13.1pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+19.2 2016: R+19.3 2012: R+2.9 2008: D+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -215.14%
• Current HPI: 215.9087
• Rent YoY: —
• Metro: Wisconsin Rapids-Marshfield, 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

-1.7% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $113,000 SCWMLS
• 2026-03-30 Listed $115,000 SCWMLS