903 Moore St #149 · Baraboo, WI 53913

$39,900

3 bd · 2.0 ba · 858 sqft · SingleFamily · 239 Days on market

Built 2001 Fair condition $47/sqft · 81% 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
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living opportunity in Blackhawk Manor! This 3 bedroom, 2 bathroom mobile home is ready for its next owner to bring out its full potential. Located within the Blackhawk Manor community, all prospective buyers must complete an application and be approved prior to residency. The home features a side deck perfect for relaxing and a storage shed outside for added convenience. Inside, you?ll find space with plenty of opportunity to make it your own. Whether you?re looking for a place to call home or an investment opportunity, this property offers a great starting point in a welcoming neighborhood.

Key facts

• Side deck
• Storage shed
• Built 2001

Tags

• SIDE DECK
• STORAGE SHED
• WELCOMING NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $962 ($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: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.2% vs local median 2.4% in Baraboo — 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 77/100 on livability (#118 in WI, #3,059 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D, commute F.
• Baraboo School District (town): math 34% / reading 35% proficiency, ranked #232 of 342 in WI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% 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 239 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.93% ✓
• Cap rate: 35.22%
• Cash-on-cash: 103.31%
• DSCR: 5.60
• GRM: 2.1

CMA / ARV

• ARV (median comp): $210,914
• List price: $39,900
• Delta: -81.08%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Hitchcock St	0.61mi	3/1.0	864 (+1%)	7mo	$224,000	$259	61
433 Rachael Rd	0.65mi	2/1.0 (-1)	841 (-2%)	6mo	$235,000	$279	52
418 Hitchcock St	0.60mi	2/1.0 (-1)	896 (+4%)	13mo	$215,000	$240	45
202 Badger Dr	0.74mi	2/1.0 (-1)	952 (+11%)	11mo	$180,000	$189	29

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: —
• Equity multiple: 5.91×
• Total profit: $54,816
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 12.34×
• Total profit: $126,708
• Equity at exit: $3,450

Cash invested: $11,172 (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 53913

• Active inventory: 102
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $962

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 34%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Silver Dr Baraboo, WI	1.0–3.0	1.0	950	$1,399	$1.47	14d	9	0.70mi
915 Ellis Ave Baraboo, WI	1.0–2.0	1.0–2.0	1010	$1,850	$1.83	14d	4	0.73mi
930 Spencer Ct Unit 930-105 Baraboo, WI	2.0	2.0	1050	$1,750	$1.67	43d	1	1.19mi

Listing history 1 events

1. 2025-09-30
   listed $39,900 Active 609-char remark

   Show marketing remark (609 chars)

   Affordable living opportunity in Blackhawk Manor! This 3 bedroom, 2 bathroom mobile home is ready for its next owner to bring out its full potential. Located within the Blackhawk Manor community, all prospective buyers must complete an application and be approved prior to residency. The home features a side deck perfect for relaxing and a storage shed outside for added convenience. Inside, you?ll find space with plenty of opportunity to make it your own. Whether you?re looking for a place to call home or an investment opportunity, this property offers a great starting point in a welcoming neighborhood.

ⓘ 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: $18,798
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$1,161
• Taxable income: $11,597
• Est. tax owed @ 24.0%: −$2,783
• After-tax cash flow: $8,758/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

This mobile home requires moderate renovations to improve its condition and increase its value. Exterior repairs and updates are necessary to enhance curb appeal and interior updates will improve comfort and aesthetics.

Repairs flagged

• Major siding — Severe weathering and damage
• Major paint — Peeling and worn
• Major carpet — Worn and outdated
• Major HVAC unit — Old and likely inefficient

Value-add opportunities

• Both new siding and paint — Enhances curb appeal and interior aesthetics
• Both new carpet — Improves comfort and appearance
• Both new HVAC unit — Improves comfort and energy efficiency
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
paint · Peeling and worn	Major	$15,000–50,000
carpet · Worn and outdated	Major	$15,000–50,000
HVAC unit · Old and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both new siding and paint — Enhances curb appeal and interior aesthetics ↑
• Both new carpet — Improves comfort and appearance ↑
• Both new HVAC unit — Improves comfort and energy efficiency ↑
• Both landscaping — Enhances curb appeal and property 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: Baraboo School District
• NCES district ID: 5500810
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $49,101
• Composite: 29.85/100
• National rank: #6412
• State rank: #232 of 342 in WI

Livability — Baraboo

• Score: 77/100
• State rank: #118
• US rank: #3059

Category grades

Amenities B 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: Baraboo, WI
• County: Sauk County · 36,155 people
• City population: 21,704
• Metro: Baraboo, WI
• Population (ZIP): 21,704
• Household income: $74,629
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 651.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Native American 1% Black 1%
• Common ancestry: Portuguese 8% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

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: ▼ -156.28%
• Current HPI: 195.5466
• Rent YoY: —
• Metro: Baraboo, 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 event — show timeline

• 2025-09-30 Listed $39,900 SCWMLS