910 1st St Unit TRL 38 · Glenwood City, WI 54013

$75,900

3 bd · 1.0 ba · 980 sqft · SingleFamily · 233 Days on market

Built 1977 Fair condition

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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 +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled manufactured home attached to footings in ground. 3BR home with new carpet and flooring. Washer & dryer included. Seller will install refrigerator & stove in kitchen. Nice wooded back drop on home site. Small older shed on lot. Owner to cut grass and shovel snow in driveway.

Key facts

• Wooded back drop
• Built 1977
• Listed 232 days

Tags

• REMODELED MANUFACTURED HOME
• WOODED BACK DROP
• WASHER AND DRYER INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#334 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, health & safety D, amenities F.
• Glenwood City School District (rural): math 42% / reading 42% proficiency, ranked #130 of 342 in WI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 411 units permitted in St. Croix County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Croix County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.69% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.52%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 1.72×
• Total profit: $15,263
• Equity at exit: $11,317

10-year hold

• IRR: 26.2%
• Equity multiple: 3.30×
• Total profit: $48,929
• Equity at exit: $6,562

Cash invested: $21,252 (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 54013

• Home prices YoY: -12.6%
• Active inventory: 29
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$398
• Tax est. 1.5%: −$95 /mo · $1,138/yr
• Insurance: −$32
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $432

Break-even live

Break-even rent $734

Max offer price $75,900

Occupancy floor 61%

Sensitivity live

Price	-10% $484	-5% $458	+0% $432	+5% $406	+10% $379
Rent	-10% $331	-5% $381	+0% $432	+5% $483	+10% $533
Rate	-1.0pp $470	-0.5pp $451	base $432	+0.5pp $412	+1.0pp $392

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $75,900 Active 233 DOM
2. 2026-06-18
   days on market $75,900 Active 230 DOM
3. 2026-06-17
   days on market $75,900 Active 229 DOM
4. 2026-06-16
   days on market $75,900 Active 228 DOM
5. 2026-06-15
   days on market $75,900 Active 227 DOM
6. 2026-06-13
   days on market $75,900 Active 225 DOM
7. 2026-06-13
   days on market $75,900 Active 224 DOM
8. 2026-06-09
   days on market $75,900 Active 221 DOM
9. 2026-06-08
   days on market $75,900 Active 220 DOM
10. 2026-06-07
    days on market $75,900 Active 219 DOM
11. 2026-06-04
    days on market $75,900 Active 216 DOM
12. 2026-06-03
    days on market $75,900 Active 215 DOM
13. 2026-06-02
    days on market $75,900 Active 214 DOM
14. 2026-06-01
    days on market $75,900 Active 213 DOM
15. 2026-05-31
    days on market $75,900 Active 212 DOM
16. 2025-10-31
    listed $75,900 Active 297-char remark

    Show marketing remark (297 chars)

    Remodeled manufactured home attached to footings in ground. 3BR home with new carpet and flooring. Washer & dryer included. Seller will install refrigerator & stove in kitchen. Nice wooded back drop on home site. Small older shed on lot. Owner to cut grass and shovel snow in driveway.

17. 2025-10-31
    listed $75,900 Active 297-char remark

    Show marketing remark (297 chars)

    Remodeled manufactured home attached to footings in ground. 3BR home with new carpet and flooring. Washer & dryer included. Seller will install refrigerator & stove in kitchen. Nice wooded back drop on home site. Small older shed on lot. Owner to cut grass and shovel snow in driveway.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,372
• − Mortgage interest: −$4,252
• − Property taxes: −$1,138
• − Insurance: −$1,046
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,208
• Taxable income: $4,268
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $4,158/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 · 1 photo

Fair 40/100 Moderate rehab

This remodeled manufactured home requires moderate repairs to the exterior and roof, but has good interior features and a good foundation. Upgrades to the exterior and roof would significantly increase its value.

Repairs flagged

• Major roof — No visible damage, but age is implied
• Major exterior siding — Weathered siding, visible wear

Value-add opportunities

• Both Paint exterior siding — Fresh paint can significantly improve curb appeal and value
• Both Replace roof — A new roof will increase the home's value and reduce maintenance costs
• Both Landscaping and yard work — A well-maintained yard can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible damage, but age is implied	Major	$15,000–50,000
exterior siding · Weathered siding, visible wear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can significantly improve curb appeal and value ↑
• Both Replace roof — A new roof will increase the home's value and reduce maintenance costs ↑
• Both Landscaping and yard work — A well-maintained yard can increase both resale and rental 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: Glenwood City School District
• NCES district ID: 5505520
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $54,599
• Composite: 36.6/100
• National rank: #4630
• State rank: #130 of 342 in WI

Livability — Glenwood City

• Score: 69/100
• State rank: #334
• US rank: #8587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenwood City, WI
• Population (ZIP): 3,383

Population outlook (St. Croix County) Hauer SSP2

• Today (2025): 93,270 people
• By 2030: 95,376 · +2.3%
• By 2040: 97,820 · +4.9%
• By 2050: 97,231 · +4.2%
• By 2075: 92,282 · -1.1%
• By 2100: 80,364 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 20% Romanian 5% Iranian 3%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · St. Croix

• 2024 margin: R (+19.3) · D 39.5% · R 58.8% · Other 1.8%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.7pp · 2024: -19.3pp
• All cycles: 2024: R+19.3 2020: R+15.9 2016: R+18.4 2012: R+12.2 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.18%
• Current HPI: 348.5016
• 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

+0.0% since first listed

2 events — show timeline

• 2025-10-31 Listed $75,900 WWRA
• 2025-10-31 Listed $75,900 NORTHSTARMLS as Distributed by MLS Grid