307 19th Hole Dr Unit L7 · Dellona, WI 53965

$89,000

2 bd · 1.0 ba · 1,082 sqft · SingleFamily · 600 Days on market

Average condition $82/sqft · 32% below area Est $131k · 32% under $117/mo HOA · 8% of rent ↓ 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WISCONSIN DELLS VACATION HOME FOR UNDER 100k ! This park model with large addition is located in the areas premier resort "Christmas Mountain Village" and has PLENTY of room for friends & family. Within walking distance to pools/mini golf/fishing pond and other amenities. Large living room/3 season room/bonus room that can be turned into an additional bedroom if needed. Features: Storage shed with metal roof. Christmas Mountain is Wisconsin Dells premier golf cart community has:27 hole golf holes/ski hills/tennis courts/playgrounds/outdoor pools/indoor pool/workout facility and 2 restaurants/bars on property. No rentals allowed. PER COVENANTS - Home can NOT be occupied more than 180 days per year. WILL NOT QUALIFY FOR CONVENTIONAL FINANCING. Seller will NOT do rental or land contract.

Key facts

• Listed 600 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% 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 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.
• Zoned schools: Lake Delton Elementary (math 62% / reading 52%, grade C+, #127 of 1,041 statewide, top 14%, 217 students, 63% FRL); Wisconsin Dells Middle School (math 42% / reading 44%, grade D-, #112 of 383 statewide, top 30%, 387 students, 54% FRL); Wisconsin Dells High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 603 students, 48% FRL).
• Market conditions: 197 active listings in the ZIP; 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 600 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 600 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.62% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.53%
• DSCR: 1.87
• GRM: 5.1

CMA / ARV

• ARV (median comp): $130,786
• List price: $89,000
• Delta: -31.95%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.6%
• Equity multiple: 1.46×
• Total profit: $11,508
• Equity at exit: $13,270

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $43,671
• Equity at exit: $7,695

Cash invested: $24,920 (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: 197
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$117
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $406

Break-even live

Break-even rent $927

Max offer price $89,000

Occupancy floor 67%

Sensitivity live

Price	-10% $467	-5% $436	+0% $406	+5% $375	+10% $344
Rent	-10% $292	-5% $349	+0% $406	+5% $463	+10% $519
Rate	-1.0pp $450	-0.5pp $428	base $406	+0.5pp $383	+1.0pp $359

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $117 · $1,404/yr
• Likely covers: landscapingpool

Listing history 26 events

1. 2026-06-21
   days on market $89,000 Active 600 DOM
2. 2026-06-19
   days on market $89,000 Active 598 DOM
3. 2026-06-18
   days on market $89,000 Active 597 DOM
4. 2026-06-17
   days on market $89,000 Active 596 DOM
5. 2026-06-16
   days on market $89,000 Active 595 DOM
6. 2026-06-15
   days on market $89,000 Active 594 DOM
7. 2026-06-14
   days on market $89,000 Active 592 DOM
8. 2026-06-12
   days on market $89,000 Active 591 DOM
9. 2026-06-09
   days on market $89,000 Active 588 DOM
10. 2026-06-08
    days on market $89,000 Active 587 DOM
11. 2026-06-07
    days on market $89,000 Active 586 DOM
12. 2026-06-05
    days on market $89,000 Active 583 DOM
13. 2026-06-03
    days on market $89,000 Active 582 DOM
14. 2026-06-02
    days on market $89,000 Active 581 DOM
15. 2026-06-01
    pricedays on market $89,000 Active 580 DOM
16. 2026-05-31
    days on market $94,000 Active 579 DOM
17. 2026-05-30
    days on market $94,000 Active 578 DOM
18. 2025-11-20
    price $94,000 811-char remark

    Show marketing remark (811 chars)

    WISCONSIN DELLS VACATION HOME FOR UNDER 100k ! This park model with large addition is located in the areas premier resort "Christmas Mountain Village" and has PLENTY of room for friends & family. Within walking distance to pools/mini golf/fishing pond and other amenities. Large living room/3 season room/bonus room that can be turned into an additional bedroom if needed. Features: Storage shed with metal roof. Christmas Mountain is Wisconsin Dells premier golf cart community has:27 hole golf holes/ski hills/tennis courts/playgrounds/outdoor pools/indoor pool/workout facility and 2 restaurants/bars on property. No rentals allowed. PER COVENANTS - Home can NOT be occupied more than 180 days per year. WILL NOT QUALIFY FOR CONVENTIONAL FINANCING. Seller will NOT do rental or land contract.

19. 2025-11-08
    price $99,000 811-char remark

    Show marketing remark (811 chars)

    WISCONSIN DELLS VACATION HOME FOR UNDER 100k ! This park model with large addition is located in the areas premier resort "Christmas Mountain Village" and has PLENTY of room for friends & family. Within walking distance to pools/mini golf/fishing pond and other amenities. Large living room/3 season room/bonus room that can be turned into an additional bedroom if needed. Features: Storage shed with metal roof. Christmas Mountain is Wisconsin Dells premier golf cart community has:27 hole golf holes/ski hills/tennis courts/playgrounds/outdoor pools/indoor pool/workout facility and 2 restaurants/bars on property. No rentals allowed. PER COVENANTS - Home can NOT be occupied more than 180 days per year. WILL NOT QUALIFY FOR CONVENTIONAL FINANCING. Seller will NOT do rental or land contract.

20. 2025-09-03
    price $104,000 811-char remark

    Show marketing remark (811 chars)

    WISCONSIN DELLS VACATION HOME FOR UNDER 100k ! This park model with large addition is located in the areas premier resort "Christmas Mountain Village" and has PLENTY of room for friends & family. Within walking distance to pools/mini golf/fishing pond and other amenities. Large living room/3 season room/bonus room that can be turned into an additional bedroom if needed. Features: Storage shed with metal roof. Christmas Mountain is Wisconsin Dells premier golf cart community has:27 hole golf holes/ski hills/tennis courts/playgrounds/outdoor pools/indoor pool/workout facility and 2 restaurants/bars on property. No rentals allowed. PER COVENANTS - Home can NOT be occupied more than 180 days per year. WILL NOT QUALIFY FOR CONVENTIONAL FINANCING. Seller will NOT do rental or land contract.

21. 2025-06-10
    price $109,000 811-char remark

    Show marketing remark (811 chars)

    WISCONSIN DELLS VACATION HOME FOR UNDER 100k ! This park model with large addition is located in the areas premier resort "Christmas Mountain Village" and has PLENTY of room for friends & family. Within walking distance to pools/mini golf/fishing pond and other amenities. Large living room/3 season room/bonus room that can be turned into an additional bedroom if needed. Features: Storage shed with metal roof. Christmas Mountain is Wisconsin Dells premier golf cart community has:27 hole golf holes/ski hills/tennis courts/playgrounds/outdoor pools/indoor pool/workout facility and 2 restaurants/bars on property. No rentals allowed. PER COVENANTS - Home can NOT be occupied more than 180 days per year. WILL NOT QUALIFY FOR CONVENTIONAL FINANCING. Seller will NOT do rental or land contract.

22. 2025-04-17
    price $117,000 811-char remark

    Show marketing remark (811 chars)

    WISCONSIN DELLS VACATION HOME FOR UNDER 100k ! This park model with large addition is located in the areas premier resort "Christmas Mountain Village" and has PLENTY of room for friends & family. Within walking distance to pools/mini golf/fishing pond and other amenities. Large living room/3 season room/bonus room that can be turned into an additional bedroom if needed. Features: Storage shed with metal roof. Christmas Mountain is Wisconsin Dells premier golf cart community has:27 hole golf holes/ski hills/tennis courts/playgrounds/outdoor pools/indoor pool/workout facility and 2 restaurants/bars on property. No rentals allowed. PER COVENANTS - Home can NOT be occupied more than 180 days per year. WILL NOT QUALIFY FOR CONVENTIONAL FINANCING. Seller will NOT do rental or land contract.

23. 2025-01-17
    price $127,000 811-char remark

    Show marketing remark (811 chars)

    WISCONSIN DELLS VACATION HOME FOR UNDER 100k ! This park model with large addition is located in the areas premier resort "Christmas Mountain Village" and has PLENTY of room for friends & family. Within walking distance to pools/mini golf/fishing pond and other amenities. Large living room/3 season room/bonus room that can be turned into an additional bedroom if needed. Features: Storage shed with metal roof. Christmas Mountain is Wisconsin Dells premier golf cart community has:27 hole golf holes/ski hills/tennis courts/playgrounds/outdoor pools/indoor pool/workout facility and 2 restaurants/bars on property. No rentals allowed. PER COVENANTS - Home can NOT be occupied more than 180 days per year. WILL NOT QUALIFY FOR CONVENTIONAL FINANCING. Seller will NOT do rental or land contract.

24. 2025-01-02
    price $144,000 811-char remark

    Show marketing remark (811 chars)

    WISCONSIN DELLS VACATION HOME FOR UNDER 100k ! This park model with large addition is located in the areas premier resort "Christmas Mountain Village" and has PLENTY of room for friends & family. Within walking distance to pools/mini golf/fishing pond and other amenities. Large living room/3 season room/bonus room that can be turned into an additional bedroom if needed. Features: Storage shed with metal roof. Christmas Mountain is Wisconsin Dells premier golf cart community has:27 hole golf holes/ski hills/tennis courts/playgrounds/outdoor pools/indoor pool/workout facility and 2 restaurants/bars on property. No rentals allowed. PER COVENANTS - Home can NOT be occupied more than 180 days per year. WILL NOT QUALIFY FOR CONVENTIONAL FINANCING. Seller will NOT do rental or land contract.

25. 2024-11-07
    price $147,000 811-char remark

    Show marketing remark (811 chars)

    WISCONSIN DELLS VACATION HOME FOR UNDER 100k ! This park model with large addition is located in the areas premier resort "Christmas Mountain Village" and has PLENTY of room for friends & family. Within walking distance to pools/mini golf/fishing pond and other amenities. Large living room/3 season room/bonus room that can be turned into an additional bedroom if needed. Features: Storage shed with metal roof. Christmas Mountain is Wisconsin Dells premier golf cart community has:27 hole golf holes/ski hills/tennis courts/playgrounds/outdoor pools/indoor pool/workout facility and 2 restaurants/bars on property. No rentals allowed. PER COVENANTS - Home can NOT be occupied more than 180 days per year. WILL NOT QUALIFY FOR CONVENTIONAL FINANCING. Seller will NOT do rental or land contract.

26. 2024-10-29
    listed $155,000 Active 811-char remark

    Show marketing remark (811 chars)

    WISCONSIN DELLS VACATION HOME FOR UNDER 100k ! This park model with large addition is located in the areas premier resort "Christmas Mountain Village" and has PLENTY of room for friends & family. Within walking distance to pools/mini golf/fishing pond and other amenities. Large living room/3 season room/bonus room that can be turned into an additional bedroom if needed. Features: Storage shed with metal roof. Christmas Mountain is Wisconsin Dells premier golf cart community has:27 hole golf holes/ski hills/tennis courts/playgrounds/outdoor pools/indoor pool/workout facility and 2 restaurants/bars on property. No rentals allowed. PER COVENANTS - Home can NOT be occupied more than 180 days per year. WILL NOT QUALIFY FOR CONVENTIONAL FINANCING. Seller will NOT do rental or land contract.

ⓘ 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: $17,282
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$1,404
• − Depreciation: −$2,589
• Taxable income: $3,758
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $3,966/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

Average 55/100 Cosmetic rehab

This park model with a large addition is located in a resort community with amenities. It has average condition and requires some cosmetic repairs and maintenance to enhance its resale value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures, some wear
• Minor exterior siding — some discoloration
• Minor interior walls — basic paint, some wear
• Minor windows — standard windows, some wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace kitchen cabinets — modernizes the kitchen and adds value
• Resale repair exterior siding — improves the home's appearance and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures, some wear	Minor	$500–3,000
exterior siding · some discoloration	Minor	$500–3,000
interior walls · basic paint, some wear	Minor	$500–3,000
windows · standard windows, some wear	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen cabinets — modernizes the kitchen and adds value ↑
• Resale repair exterior siding — improves the home's appearance 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 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 — Dellona

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

Census & demographics

• 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

-39.4% since first listed

9 events — show timeline

• 2025-11-20 Price Changed $94,000 SCWMLS
• 2025-11-08 Price Changed $99,000 SCWMLS
• 2025-09-03 Price Changed $104,000 SCWMLS
• 2025-06-10 Price Changed $109,000 SCWMLS
• 2025-04-17 Price Changed $117,000 SCWMLS
• 2025-01-17 Price Changed $127,000 SCWMLS
• 2025-01-02 Price Changed $144,000 SCWMLS
• 2024-11-07 Price Changed $147,000 SCWMLS
• 2024-10-29 Listed $155,000 SCWMLS