32 Camelot Lane Site #110 · Rice Lake, WI 54868

$70,100

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 20 Days on market

Built 2026 Excellent condition

---

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
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a playground, community events, and . This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Modern bathroom
• Premium entry doors
• Built 2026

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $69,600

Exterior

• Utilities: Natural gas; Central air
• Home design: Spec new construction, Plan 93576; Single-level (site address: 32 Camelot Lane Site #110, Rice Lake, WI)
• Exterior features: Living area of 1216

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 2.1% in Rice Lake — 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 69/100 on livability (#333 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools C-, health & safety D, amenities D-.
• Rice Lake Area School District (town): math 41% / reading 37% proficiency, ranked #184 of 342 in WI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 156 units permitted in Barron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $485 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Barron County population projected at -18% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,048 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.04% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.45%
• DSCR: 2.76
• GRM: 4.1

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: 35.7%
• Equity multiple: 2.52×
• Total profit: $29,759
• Equity at exit: $10,452

10-year hold

• IRR: 42.5%
• Equity multiple: 5.02×
• Total profit: $78,920
• Equity at exit: $6,061

Cash invested: $19,628 (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 54868

• Home prices YoY: -33.3%
• Active inventory: 135
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$368
• Tax est. 1.5%: −$88 /mo · $1,052/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $645

Break-even live

Break-even rent $613

Max offer price $70,100

Occupancy floor 50%

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: $17,525
• Closing costs: $2,103
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Moon Lake Dr Rice Lake, WI	2.0	1.0	1248	$1,430	$1.15	44d	1	0.24mi

Listing history 15 events

1. 2026-06-18
   days on market $70,100 Active 20 DOM
2. 2026-06-17
   days on market $70,100 Active 19 DOM
3. 2026-06-16
   days on market $70,100 Active 18 DOM
4. 2026-06-15
   days on market $70,100 Active 17 DOM
5. 2026-06-15
   days on market $70,100 Active 16 DOM
6. 2026-06-13
   days on market $70,100 Active 15 DOM
7. 2026-06-12
   days on market $70,100 Active 14 DOM
8. 2026-06-09
   days on market $70,100 Active 11 DOM
9. 2026-06-08
   days on market $70,100 Active 10 DOM
10. 2026-06-08
    days on market $70,100 Active 9 DOM
11. 2026-06-05
    days on market $70,100 Active 7 DOM
12. 2026-06-03
    days on market $70,100 Active 5 DOM
13. 2026-06-02
    days on market $70,100 Active 4 DOM
14. 2026-06-01
    pricedays on market $70,100 Active 3 DOM
15. 2026-05-31
    days on market $69,600 Active 2 DOM

ⓘ 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: $17,160
• − Mortgage interest: −$3,927
• − Property taxes: −$1,052
• − Insurance: −$350
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$2,039
• Taxable income: $7,046
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $6,052/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

Excellent 100/100 None rehab

This brand new 3-bedroom, 2-bathroom manufactured home is move-in ready and awaiting its new owner. It features premium entry doors, modern bathrooms, and new brand name appliances. Additional updates like landscaping and interior paint can further enhance its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Interior paint — Fresh paint improves aesthetics and value
• Both Kitchen and bathrooms — Modernizing these spaces can significantly increase value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint improves aesthetics and value ↑
• Both Kitchen and bathrooms — Modernizing these spaces can significantly increase 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: Rice Lake Area School District
• NCES district ID: 5512810
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $43,299
• Composite: 33.05/100
• National rank: #5571
• State rank: #184 of 342 in WI

Livability — Rice Lake

• Score: 69/100
• State rank: #333
• US rank: #8549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rice Lake, WI
• Population (ZIP): 16,054

Population outlook (Barron County) Hauer SSP2

• Today (2025): 44,046 people
• By 2030: 42,731 · -3.0%
• By 2040: 39,513 · -10.3%
• By 2050: 36,157 · -17.9%
• By 2075: 29,204 · -33.7%
• By 2100: 22,649 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 17% Lithuanian 6% Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Barron

• 2024 margin: Strong R (+29.1) · D 33.4% · R 62.5% · Other 4.1%
• 2008→2024 swing: -36.2pp toward R · 2008: 7.1pp · 2024: -29.1pp
• All cycles: 2024: R+29.1 2020: R+26.1 2016: R+25.4 2012: R+2.4 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.44%
• Current HPI: 221.0095
• 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