5327 Broadway St · Ross, WI 54511

$142,500

3 bd · 2.0 ba · 1,216 sqft · Other · 27 Days on market

Built 1996 1.84 ac lot

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Why this score? — see what drove the D+ 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 +12.5/30.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on 1.84 acres off Broadway Street in Newald, this 1996 single wide manufactured home offers the perfect Northwoods getaway with direct access to year-round outdoor recreation. Featuring 3 bedrooms and 2 full baths, the home includes a newer 12x30 deck overlooking the spacious yard. The detached 30x32 garage offers approximately 400 sq ft loft storage, providing plenty of room for recreational gear and equipment. Additional features include a chicken coop, storage shed, and a 20x50 enclosed dog run with privacy fencing and four wooden dog kennels. Located directly across Hwy 139 from thousands of acres of National Forest land and right on the ATV and snowmobile trails, this prope

Key facts

• Newer 12x30 deck
• Storage shed
• Chicken coop

Tags

• NEWER 12X30 DECK
• DETACHED 30X32 GARAGE
• 400 SQ FT LOFT STORAGE
• CHICKEN COOP
• STORAGE SHED
• 20X50 ENCLOSED DOG RUN

Property features AI

Finance

• Other: Lot is private and secluded; Zoned residential
• Financial info: Financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: 2-car garage; Shared driveway
• Security: No security features listed
• Utilities: Electricity available
• Home design: Residential mobile home; One level
• Construction: Vinyl siding; Composition/shingle roof; Built year not specified; No basement
• Exterior features: Other exterior features; Shed(s)

Interior

• Kitchen: Appliances not specified beyond water heater
• Bedrooms: Details not provided
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Electric water heater; No fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $142k.

Deal economics

• At list price, monthly cash flow is $-21 ($-249/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (23.5% below list).
• Recommended offer: $109k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Laona School District (rural): math 50% / reading 45% proficiency, ranked #154 of 426 in WI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 69 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($985 loan paydown + $14k appreciation (9.9% local appreciation)).
• Forest County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.9% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,081 (23.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.88×
• Total profit: $74,822
• Equity at exit: $126,867

10-year hold

• IRR: 20.9%
• Equity multiple: 6.54×
• Total profit: $220,910
• Equity at exit: $272,003

Cash invested: $39,900 (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 54511

• Home prices YoY: 5.4%
• Active inventory: 24
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-21

Break-even live

Break-even rent $1,117

Max offer price $138,831

Occupancy floor 97%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $142,500 Active 27 DOM
2. 2026-06-17
   days on market $142,500 Active 26 DOM
3. 2026-06-16
   days on market $142,500 Active 25 DOM
4. 2026-06-15
   days on market $142,500 Active 24 DOM
5. 2026-06-15
   days on market $142,500 Active 23 DOM
6. 2026-06-13
   days on market $142,500 Active 22 DOM
7. 2026-06-12
   days on market $142,500 Active 21 DOM
8. 2026-06-09
   days on market $142,500 Active 18 DOM
9. 2026-06-08
   days on market $142,500 Active 17 DOM
10. 2026-06-08
    days on market $142,500 Active 16 DOM
11. 2026-06-07
    days on market $142,500 Active 15 DOM
12. 2026-06-03
    days on market $142,500 Active 12 DOM
13. 2026-06-02
    days on market $142,500 Active 11 DOM
14. 2026-06-01
    days on market $142,500 Active 10 DOM
15. 2026-05-31
    days on market $142,500 Active 9 DOM
16. 2026-05-22
    listed $142,500 Active

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

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $910 · $76/mo
• Projected year-2 tax: $1,773 · $148/mo
• Expected delta: +$863/yr (+$72/mo · 94.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,090
• − Mortgage interest: −$7,982
• − Property taxes: −$910
• − Insurance: −$712
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$4,145
• Taxable loss: −$2,755
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $412/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.

Schools (NCES district)

• District: Laona School District
• NCES district ID: 5507830
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $42,576
• Composite: 42.14/100
• National rank: #7029
• State rank: #154 of 426 in WI

Livability — Ross

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Newald, WI
• Population (ZIP): 1,375

Population outlook (Forest County) Hauer SSP2

• Today (2025): 8,449 people
• By 2030: 8,032 · -4.9%
• By 2040: 7,064 · -16.4%
• By 2050: 6,119 · -27.6%
• By 2075: 4,592 · -45.7%
• By 2100: 3,630 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Native American 2% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Portuguese 4% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Forest

• 2024 margin: Solid R (+33.4) · D 33.0% · R 66.4%
• 2008→2024 swing: -48.5pp toward R · 2008: 15.2pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+30.9 2016: R+26.7 2012: D+5.4 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.86%
• Current HPI: 191.1009
• 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

• 2026-05-22 Listed $142,500 GNMLS

Property tax history

-3.1%/yr

Latest (2025): $910 · -3.3% YoY. Source: county tax records.