Hwy 12&16 New Lisbon East #327 · New Lisbon, WI 53950

$37,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily · 29 Days on market

Built 2000 Fair condition $36/sqft · 76% below area ↓ 30% 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +1.2/10.0

Listing remarks

Personal Property Sale ? No Land Included. Move-in ready 16x70 manufactured home located in New Lisbon Estates East Lot 327. This well-maintained home offers 2 bedrooms and 1 full bathroom with a functional layout designed for comfortable, efficient living. The interior features a spacious living area that flows into the kitchen, creating an open and practical space for everyday use. Both bedrooms offer ample closet space, and the full bath is conveniently located. Recent Updates & Improvements: Furnace professionally cleaned and inspected Cooling evaporator chemically cleaned New water heater New bathroom toilet and shower head New kitchen faucet Refrigerator condenser fan replaced

Key facts

• Recent updates
• Manufactured home
• Spacious living area

Tags

• MANUFACTURED HOME
• SPACIOUS LIVING AREA
• OPEN KITCHEN
• AMPLE CLOSET SPACE
• RECENT UPDATES
• NEW WATER HEATER

Property features AI

Finance

• Other: Seller may sell furnished if buyer is interested (includes blinds, gas grill, electric lawn mower); Stove, refrigerator, washer, dryer included; Personal clothing and effects excluded

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: Single-family property; One story
• Construction: Slab foundation
• Exterior features: Vinyl exterior; 8 x 14 utility shed; Lot zoned R-3

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher
• Bedrooms: Main-level primary bedroom approximately 14 x 11; Main-level second bedroom approximately 10 x 11
• Bathrooms: Primary bedroom with full bathroom; One full bathroom total
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heating
• Interior features: Main-level living areas; No basement (slab foundation)
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $37k).
• Recommended offer: $36k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#565 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D, amenities F, commute F.
• New Lisbon School District (rural): math 13% / reading 21% proficiency, ranked #334 of 342 in WI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Lisbon Elementary (math 17% / reading 22%, grade F, #864 of 1,041 statewide, top 85%, 334 students, 55% FRL); New Lisbon Junior High/High (math 8% / reading 17%, grade F, #435 of 483 statewide, top 90%, 248 students, 45% FRL).
• Market conditions: 94 active listings in the ZIP; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $256 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Juneau County population projected at -19% 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $36,445 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.54% ✓
• Cap rate: 22.12%
• Cash-on-cash: 56.51%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (median comp): $154,235
• List price: $37,000
• Delta: -76.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
487 State St	0.33mi	3/1.0 (+1)	1,100 (+8%)	10mo	$175,000	$159	58

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: 54.9%
• Equity multiple: 3.42×
• Total profit: $25,091
• Equity at exit: $5,517

10-year hold

• IRR: 60.0%
• Equity multiple: 6.98×
• Total profit: $61,917
• Equity at exit: $3,199

Cash invested: $10,360 (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 53950

• Home prices YoY: -1.9%
• Active inventory: 94
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $488

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 43%

Sensitivity live

Price	-10% $513	-5% $501	+0% $488	+5% $475	+10% $462
Rent	-10% $414	-5% $451	+0% $488	+5% $525	+10% $562
Rate	-1.0pp $506	-0.5pp $497	base $488	+0.5pp $478	+1.0pp $469

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-29
   listed $37,000 Active 953-char remark

ⓘ 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: $11,295
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$1,076
• Taxable income: $5,599
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $4,511/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 · 14 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with some cosmetic updates needed. The kitchen and bathroom could be updated with modern fixtures and flooring to increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets appear to be in good condition and do not require immediate repair.
• Minor Kitchen tile floor — The tile floor is dated and could be replaced for a more modern look.
• Minor Bathroom toilet — The toilet is functional and does not require immediate repair.
• Minor Bathroom shower head — The shower head is functional and does not require immediate repair.
• Minor Kitchen faucet — The faucet is functional and does not require immediate repair.
• Minor Refrigerator condenser fan — The condenser fan has been replaced, indicating it was functioning properly.

Value-add opportunities

• Resale Replace the kitchen tile floor with modern flooring — Replacing the dated tile floor with modern flooring will significantly improve the home's appearance and appeal to potential buyers.
• Resale Paint the interior walls with fresh paint — Painting the interior walls with fresh paint will improve the home's appearance and make it more appealing to potential buyers.
• Resale Replace the bathroom toilet with a modern model — Replacing the bathroom toilet with a modern model will improve the home's appearance and make it more appealing to potential buyers.
• Resale Replace the bathroom shower head with a modern model — Replacing the bathroom shower head with a modern model will improve the home's appearance and make it more appealing to potential buyers.
• Resale Replace the kitchen faucet with a modern model — Replacing the kitchen faucet with a modern model will improve the home's appearance and make it more appealing to potential buyers.
• Rental Replace the refrigerator condenser fan with a new model — Replacing the refrigerator condenser fan with a new model will improve the home's functionality and make it more appealing to potential renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets appear to be in good condition and do not require immediate repair.	Minor	$500–3,000
Kitchen tile floor · The tile floor is dated and could be replaced for a more modern look.	Minor	$500–3,000
Bathroom toilet · The toilet is functional and does not require immediate repair.	Minor	$500–3,000
Bathroom shower head · The shower head is functional and does not require immediate repair.	Minor	$500–3,000
Kitchen faucet · The faucet is functional and does not require immediate repair.	Minor	$500–3,000
Refrigerator condenser fan · The condenser fan has been replaced, indicating it was functioning properly.	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Resale Replace the kitchen tile floor with modern flooring — Replacing the dated tile floor with modern flooring will significantly improve the home's appearance and appeal to potential buyers. ↑
• Resale Paint the interior walls with fresh paint — Painting the interior walls with fresh paint will improve the home's appearance and make it more appealing to potential buyers. ↑
• Resale Replace the bathroom toilet with a modern model — Replacing the bathroom toilet with a modern model will improve the home's appearance and make it more appealing to potential buyers. ↑
• Resale Replace the bathroom shower head with a modern model — Replacing the bathroom shower head with a modern model will improve the home's appearance and make it more appealing to potential buyers. ↑
• Resale Replace the kitchen faucet with a modern model — Replacing the kitchen faucet with a modern model will improve the home's appearance and make it more appealing to potential buyers. ↑
• Rental Replace the refrigerator condenser fan with a new model — Replacing the refrigerator condenser fan with a new model will improve the home's functionality and make it more appealing to potential renters. ↑

ⓘ 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: New Lisbon School District
• NCES district ID: 5510560
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 21% ▼ -7.00%
• Median HH income: $45,996
• Composite: 15.02/100
• National rank: #9358
• State rank: #334 of 342 in WI

Livability — New Lisbon

• Score: 64/100
• State rank: #565
• US rank: #14435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Lisbon, WI
• Population (ZIP): 5,838

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 25,013 people
• By 2030: 24,154 · -3.4%
• By 2040: 22,217 · -11.2%
• By 2050: 20,276 · -18.9%
• By 2075: 15,919 · -36.4%
• By 2100: 11,351 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 5% Hispanic / Latino 4%
• Common ancestry: Portuguese 8% Romanian 5% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Juneau

• 2024 margin: Solid R (+32.1) · D 33.4% · R 65.6% · Other 1.0%
• 2008→2024 swing: -41.1pp toward R · 2008: 9.0pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+29.2 2016: R+26.3 2012: D+7.1 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.53%
• Current HPI: 391.69
• 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

-29.7% since first listed

3 events — show timeline

• 2026-06-12 Sold (MLS) $26,000 SCWMLS
• 2026-05-28 Pending — SCWMLS
• 2026-04-29 Listed $37,000 SCWMLS