39 Douglas St · Westby, WI 54667

$75,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 84 Days on market

Built 2000 Good condition $59/sqft · 64% below area

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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
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and see a wonderfully maintained 1-owner mobile home, located in Westby's Cedar Meadows North mobile home park. Built in 2000, this home features a spacious and modern kitchen, living room with a wood stove, 3 bedrooms and 2 full bathrooms which have been recently remodeled. Windows have been recently upgraded too! Enjoy the added convenience of a 1-car garage, all nestled in a quiet and friendly neighborhood. Perfect for those seeking a peaceful, low-maintenance lifestyle. Don't wait! --Schedule your showing today and make this dream home yours. All buyers must be approved by the park prior to purchase. PERSOANAL PROPERTY SALE-No approved forms-please see www. scwmls.com/pdf/mh. pdf. Application availabl

Key facts

• Wood stove
• Upgraded windows
• Modern kitchen

Tags

• MODERN KITCHEN
• WOOD STOVE
• RECENTLY REMODELED BATHROOMS
• UPGRADED WINDOWS
• QUIET NEIGHBORHOOD
• LOW MAINTENANCE LIFESTYLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#330 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety D, amenities F.
• Westby Area School District (rural): math 38% / reading 40% proficiency, ranked #165 of 342 in WI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 117 units permitted in Vernon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Vernon County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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: 2.07% ✓
• Cap rate: 17.60%
• Cash-on-cash: 40.39%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (median comp): $207,291
• List price: $75,000
• Delta: -63.82%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Park St	0.73mi	2/1.0 (-1)	1,100 (-14%)	3mo	$200,000	$182	31
413 Ramsland St	0.70mi	4/2.0 (+1)	1,425 (+11%)	20mo	$197,000	$138	27

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: 36.8%
• Equity multiple: 2.57×
• Total profit: $32,893
• Equity at exit: $11,183

10-year hold

• IRR: 43.5%
• Equity multiple: 5.13×
• Total profit: $86,711
• Equity at exit: $6,485

Cash invested: $21,000 (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 54667

• Active inventory: 28
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $707

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 49%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 84 DOM
2. 2026-06-17
   days on market $75,000 Active 83 DOM
3. 2026-06-16
   days on market $75,000 Active 82 DOM
4. 2026-06-15
   days on market $75,000 Active 81 DOM
5. 2026-06-15
   days on market $75,000 Active 80 DOM
6. 2026-06-13
   days on market $75,000 Active 79 DOM
7. 2026-06-09
   days on market $75,000 Active 75 DOM
8. 2026-06-08
   days on market $75,000 Active 74 DOM
9. 2026-06-08
   days on market $75,000 Active 73 DOM
10. 2026-06-05
    days on market $75,000 Active 71 DOM
11. 2026-06-04
    days on market $75,000 Active 70 DOM
12. 2026-06-03
    days on market $75,000 Active 69 DOM
13. 2026-06-02
    days on market $75,000 Active 68 DOM
14. 2026-06-01
    days on market $75,000 Active 67 DOM
15. 2026-05-31
    days on market $75,000 Active 66 DOM
16. 2026-03-26
    listed $75,000 Active 719-char remark

    Show marketing remark (719 chars)

    Come and see a wonderfully maintained 1-owner mobile home, located in Westby's Cedar Meadows North mobile home park. Built in 2000, this home features a spacious and modern kitchen, living room with a wood stove, 3 bedrooms and 2 full bathrooms which have been recently remodeled. Windows have been recently upgraded too! Enjoy the added convenience of a 1-car garage, all nestled in a quiet and friendly neighborhood. Perfect for those seeking a peaceful, low-maintenance lifestyle. Don't wait! --Schedule your showing today and make this dream home yours. All buyers must be approved by the park prior to purchase. PERSOANAL PROPERTY SALE-No approved forms-please see www. scwmls.com/pdf/mh. pdf. Application availabl

ⓘ 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: $18,611
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,182
• Taxable income: $7,750
• Est. tax owed @ 24.0%: −$1,860
• After-tax cash flow: $6,623/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

Good 75/100 Cosmetic rehab

A well-maintained single-family mobile home with good condition and potential for cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — standard and could be updated

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet — improves comfort and reduces maintenance
• Resale update kitchen cabinets — modernizes the space and adds value
• Resale update bathroom fixtures — modernizes the space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom fixtures · standard and could be updated	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 replace carpet — improves comfort and reduces maintenance ↑
• Resale update kitchen cabinets — modernizes the space and adds value ↑
• Resale update bathroom fixtures — modernizes the space and adds 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: Westby Area School District
• NCES district ID: 5516410
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▼ -3.00%
• Median HH income: $53,216
• Composite: 33.97/100
• National rank: #5327
• State rank: #165 of 342 in WI

Livability — Westby

• Score: 69/100
• State rank: #330
• US rank: #8524

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: Westby, WI
• Population (ZIP): 5,013

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 30,605 people
• By 2030: 30,461 · -0.5%
• By 2040: 29,595 · -3.3%
• By 2050: 27,730 · -9.4%
• By 2075: 22,308 · -27.1%
• By 2100: 14,855 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 38% Polish 10% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 87% English-only · German/W. Germanic 11% Spanish 1%

Political lean MEDSL · Vernon

• 2024 margin: Lean R (+7.8) · D 45.3% · R 53.1% · Other 1.6%
• 2008→2024 swing: -29.8pp toward R · 2008: 22.0pp · 2024: -7.8pp
• All cycles: 2024: R+7.8 2020: R+4.8 2016: R+4.5 2012: D+14.8 2008: D+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.45%
• Current HPI: 226.0642
• 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

1 event — show timeline

• 2026-03-26 Listed $75,000 SCWMLS