1770 Wisconsin Dells Pkwy Unit B2 · Lake Delton, WI 53965

$59,900

3 bd · 1.0 ba · 936 sqft · SingleFamily · 65 Days on market

Built 1985 Average condition $64/sqft · 69% below area ↓ 7% since listing

---

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 +3.6/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming and affordable 3-bedroom, 1-bath single-wide home is tucked inside Bonanza Campground, in an unbeatable location! Access to the campground's amenities and recreational activities and to everything the Dells is known for?waterparks, dining, entertainment, and endless outdoor fun! Step inside to find a cozy and inviting living space, as well as a well-equipped kitchen and a functional layout with comfortable bedrooms. Home includes a deck, central air, some furniture, and a storage shed. If you?ve been dreaming of an affordable getaway or year-round living, this is your chance to make it a reality! Lot rent is $700/month

Key facts

• Built 1985
• Listed 64 days

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$191,599) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 2.1% in Lake Delton — 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 (#120 in WI, #3,121 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, commute F.
• Wisconsin Dells School District (town): math 44% / reading 40% proficiency, ranked #135 of 342 in WI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.66% ✓
• Cap rate: 23.24%
• Cash-on-cash: 60.52%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

• ARV (median comp): $191,599
• List price: $59,900
• Delta: -68.74%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Pilgrim Dr	0.67mi	3/2.0	1,000 (+7%)	9mo	$128,000	$128	46

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: 59.3%
• Equity multiple: 3.63×
• Total profit: $44,194
• Equity at exit: $8,931

10-year hold

• IRR: 64.1%
• Equity multiple: 7.44×
• Total profit: $107,955
• Equity at exit: $5,179

Cash invested: $16,772 (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 53965

• Active inventory: 195
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $846

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 42%

Sensitivity live

Price	-10% $887	-5% $867	+0% $846	+5% $825	+10% $805
Rent	-10% $720	-5% $783	+0% $846	+5% $909	+10% $972
Rate	-1.0pp $876	-0.5pp $861	base $846	+0.5pp $830	+1.0pp $815

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Iowa Ave Unit 4 Wisconsin Dells, WI	2.0	1.0	860	$1,299	$1.51	24d	1	1.41mi

Listing history 20 events

1. 2026-06-19
   days on market $59,900 Active 65 DOM
2. 2026-06-18
   days on market $59,900 Active 64 DOM
3. 2026-06-17
   days on market $59,900 Active 63 DOM
4. 2026-06-16
   days on market $59,900 Active 62 DOM
5. 2026-06-15
   days on market $59,900 Active 61 DOM
6. 2026-06-14
   days on market $59,900 Active 59 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-12
   remarks 651-char remark
9. 2026-06-12
   pricedays on market $59,900 Active 58 DOM
10. 2026-06-09
    days on market $69,900 Active 55 DOM
11. 2026-06-08
    days on market $69,900 Active 54 DOM
12. 2026-06-07
    days on market $69,900 Active 53 DOM
13. 2026-06-05
    days on market $69,900 Active 50 DOM
14. 2026-06-03
    days on market $69,900 Active 49 DOM
15. 2026-06-02
    days on market $69,900 Active 48 DOM
16. 2026-06-01
    days on market $69,900 Active 47 DOM
17. 2026-05-31
    days on market $69,900 Active 46 DOM
18. 2026-05-30
    days on market $69,900 Active 45 DOM
19. 2026-04-28
    price $69,900 642-char remark

    Show marketing remark (642 chars)

    This charming and affordable 3-bedroom, 1-bath single-wide home is tucked inside Bonanza Campground, in an unbeatable location! Access to the campground's amenities and recreational activities and to everything the Dells is known for?waterparks, dining, entertainment, and endless outdoor fun! Step inside to find a cozy and inviting living space, as well as a well-equipped kitchen and a functional layout with comfortable bedrooms. Home includes a deck, central air, some furniture, and a storage shed. If you?ve been dreaming of an affordable getaway or year-round living, this is your chance to make it a reality! Lot rent is $700/month

20. 2026-04-15
    listed $74,900 Active 642-char remark

    Show marketing remark (642 chars)

    This charming and affordable 3-bedroom, 1-bath single-wide home is tucked inside Bonanza Campground, in an unbeatable location! Access to the campground's amenities and recreational activities and to everything the Dells is known for?waterparks, dining, entertainment, and endless outdoor fun! Step inside to find a cozy and inviting living space, as well as a well-equipped kitchen and a functional layout with comfortable bedrooms. Home includes a deck, central air, some furniture, and a storage shed. If you?ve been dreaming of an affordable getaway or year-round living, this is your chance to make it a reality! Lot rent is $700/month

ⓘ 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: $19,137
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$1,743
• Taxable income: $9,779
• Est. tax owed @ 24.0%: −$2,347
• After-tax cash flow: $7,804/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

Average 55/100 Cosmetic rehab

This single-wide home in Bonanza Campground offers a cozy and affordable living space with some cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — moderate wear
• Minor interior paint — average condition

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both repair exterior siding — improves curb appeal and structural integrity
• Both update kitchen countertops — modernizes the space and increases value
• Both update bathroom fixtures — enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · moderate wear	Minor	$500–3,000
interior paint · average condition	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both repair exterior siding — improves curb appeal and structural integrity ↑
• Both update kitchen countertops — modernizes the space and increases value ↑
• Both update bathroom fixtures — enhances functionality and aesthetics ↑

ⓘ 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: Wisconsin Dells School District
• NCES district ID: 5517040
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $47,233
• Composite: 35.91/100
• National rank: #4810
• State rank: #135 of 342 in WI

Livability — Lake Delton

• Score: 77/100
• State rank: #120
• US rank: #3121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Delton, WI
• County: Adams County · 10,818 people
• Metro: Madison, WI
• Population (ZIP): 10,818
• Household income: $66,667
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 220.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 2%

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: ▼ -148.85%
• Current HPI: 234.2781
• Rent YoY: —
• Metro: Madison, 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

-6.7% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $69,900 SCWMLS
• 2026-04-15 Listed $74,900 SCWMLS