N3305 Co Rd M Lot 144 Rd #144 · Onalaska, WI 54669

$69,999

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 57 Days on market

Built 2005 Good condition 4,356 sqft lot $55/sqft · 57% below area ↓ 3% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than new 16 x 80, 2005 Fortune Mobile home. with country living. Just remodeled, bright, and clean. New flooring throughout, plank vinyl, waterproof! The roof was done in 2021. Freshly painted, new floor trim, new light fixtures, new blinds, (can be negotiated new stove, new refrigerator, and washer & dryer. ) Master suite with a walk-in closet, Master bath with a garden tub, a shower stall, and a double sink. Two other bedrooms and a full bath as well. Previously, one owner's home was in great condition and very well maintained. Large shade tree, storage shed out back, heat tape, central air, front deck; currently has a ramp (accessible, can be removed), and two parking spaces. Must qualify and be approved at the park @ bostwickestates.com. Excellent opportunity to live comfortably in an established country community that is close enough to the amenities of West Salem and a quick drive to La Crosse. NO LAND!

Key facts

• Shower stall
• Fully remodeled
• Walk-in closet

Tags

• FULLY REMODELED
• NEW FLOORING
• WALK-IN CLOSET
• GARDEN TUB
• SHOWER STALL
• DOUBLE SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 3.0% in Onalaska — 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 73/100 on livability (#214 in WI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• West Salem School District (suburban): math 46% / reading 43% proficiency, ranked #86 of 342 in WI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 25 active listings in the ZIP; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $67,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 19.21%
• Cash-on-cash: 46.12%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (median comp): $164,112
• List price: $69,999
• Delta: -57.35%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
N3305 Co Rd M Lot 144 Rd #144	0.00mi	3/2.0	1,280 (0%)	0mo	$69,000	$54	100

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: 43.4%
• Equity multiple: 2.87×
• Total profit: $36,659
• Equity at exit: $10,437

10-year hold

• IRR: 49.4%
• Equity multiple: 5.79×
• Total profit: $93,797
• Equity at exit: $6,052

Cash invested: $19,600 (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 54669

• Active inventory: 25
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $753

Break-even live

Break-even rent $612

Max offer price $69,999

Occupancy floor 47%

Sensitivity live

Price	-10% $802	-5% $777	+0% $753	+5% $729	+10% $705
Rent	-10% $630	-5% $691	+0% $753	+5% $815	+10% $877
Rate	-1.0pp $789	-0.5pp $771	base $753	+0.5pp $735	+1.0pp $717

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-10
   days on market $69,999 Active 57 DOM
2. 2026-06-09
   days on market $69,999 Active 56 DOM
3. 2026-06-08
   days on market $69,999 Active 55 DOM
4. 2026-06-07
   days on market $69,999 Active 54 DOM
5. 2026-06-05
   days on market $69,999 Active 51 DOM
6. 2026-06-03
   days on market $69,999 Active 50 DOM
7. 2026-06-02
   days on market $69,999 Active 49 DOM
8. 2026-06-01
   days on market $69,999 Active 48 DOM
9. 2026-05-31
   days on market $69,999 Active 47 DOM
10. 2026-05-30
    days on market $69,999 Active 46 DOM
11. 2026-04-20
    price $69,999 935-char remark

    Show marketing remark (935 chars)

    Better than new 16 x 80, 2005 Fortune Mobile home. with country living. Just remodeled, bright, and clean. New flooring throughout, plank vinyl, waterproof! The roof was done in 2021. Freshly painted, new floor trim, new light fixtures, new blinds, (can be negotiated new stove, new refrigerator, and washer & dryer. ) Master suite with a walk-in closet, Master bath with a garden tub, a shower stall, and a double sink. Two other bedrooms and a full bath as well. Previously, one owner's home was in great condition and very well maintained. Large shade tree, storage shed out back, heat tape, central air, front deck; currently has a ramp (accessible, can be removed), and two parking spaces. Must qualify and be approved at the park @ bostwickestates.com. Excellent opportunity to live comfortably in an established country community that is close enough to the amenities of West Salem and a quick drive to La Crosse. NO LAND!

12. 2026-04-14
    listed $72,500 Active 935-char remark

    Show marketing remark (935 chars)

    Better than new 16 x 80, 2005 Fortune Mobile home. with country living. Just remodeled, bright, and clean. New flooring throughout, plank vinyl, waterproof! The roof was done in 2021. Freshly painted, new floor trim, new light fixtures, new blinds, (can be negotiated new stove, new refrigerator, and washer & dryer. ) Master suite with a walk-in closet, Master bath with a garden tub, a shower stall, and a double sink. Two other bedrooms and a full bath as well. Previously, one owner's home was in great condition and very well maintained. Large shade tree, storage shed out back, heat tape, central air, front deck; currently has a ramp (accessible, can be removed), and two parking spaces. Must qualify and be approved at the park @ bostwickestates.com. Excellent opportunity to live comfortably in an established country community that is close enough to the amenities of West Salem and a quick drive to La Crosse. NO LAND!

ⓘ 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: $18,791
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$2,036
• Taxable income: $8,427
• Est. tax owed @ 24.0%: −$2,022
• After-tax cash flow: $7,017/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 · 13 photos

Good 75/100 Cosmetic rehab

The home is in good condition with new flooring and a fresh paint job. It has a good roof and exterior siding, and the interior walls and bathrooms appear to be in good condition. The home is move-in ready and has a good curb appeal.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's resale value.
• Resale Replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency and increase its resale value.
• Resale Replace any damaged flooring — Replacing damaged flooring can improve the home's appearance and increase its resale value.
• Resale Replace any damaged interior walls — Replacing damaged interior walls can improve the home's appearance and increase its resale value.
• Resale Replace any damaged bathrooms — Replacing damaged bathrooms can improve the home's appearance and increase its resale value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's resale value. ↑
• Resale Replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency and increase its resale value. ↑
• Resale Replace any damaged flooring — Replacing damaged flooring can improve the home's appearance and increase its resale value. ↑
• Resale Replace any damaged interior walls — Replacing damaged interior walls can improve the home's appearance and increase its resale value. ↑
• Resale Replace any damaged bathrooms — Replacing damaged bathrooms can improve the home's appearance and increase its resale 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: West Salem School District
• NCES district ID: 5516350
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $66,312
• Composite: 39.8/100
• National rank: #3879
• State rank: #86 of 342 in WI

Livability — Onalaska

• Score: 73/100
• State rank: #214
• US rank: #5639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 25,304
• Population (ZIP): 8,227

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 17% Romanian 6% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 4% Spanish 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: ▼ -131.50%
• Current HPI: 229.0139
• 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

-3.4% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $69,999 SCWMLS
• 2026-04-14 Listed $72,500 SCWMLS