N168W21700 Main St #41 · Jackson, WI 53037

$60,000

2 bd · 1.0 ba · 980 sqft · SingleFamily · 29 Days on market

Built 2001 Average 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 +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable and well maintained 2001 Marshfield manufactured home offering comfortable living in a convenient location! This 14x70 home features 2 bedrooms, 1 full bath, an open living room and kitchen layout, and great natural light throughout. Appliances included are refrigerator, stove, dishwasher, microwave, washer, and dryer. Enjoy central air for added comfort. Also featured is a well maintained attached 3-seasons room with power and insulation, perfect for additional living or relaxing space, along with an on-lot storage shed with power. Outside offers 2 parking spaces, and the guest parking lot is conveniently located just behind the property, providing easy access for guests and del

Key facts

• On-lot storage shed
• 2 parking spaces
• Guest parking lot

Tags

• ATTACHED 3-SEASONS ROOM
• ON-LOT STORAGE SHED
• 2 PARKING SPACES
• GUEST PARKING LOT

Property features AI

Finance

• Other: Property listed within the village of Jackson
• HOA & community: HOA fee listed as $0 (payment frequency unknown)

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas available
• Home design: Single-family, 1-story home; Main entry level
• Construction: 980 finished above-grade square feet; No finished below-grade space
• Exterior features: Vinyl exterior; Storage building on the lot; Located in a residentially zoned mobile home park (Green Valley Mobile Home Park)

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave; Stove
• Bedrooms: Primary bedroom on the main level (11 x 13); Second bedroom on the main level (9 x 10)
• Bathrooms: One full bathroom with master bedroom full bath
• Heating & cooling: Central air; Natural gas heat
• Interior features: Cable/Satellite available
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 1.8% in Jackson — 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 (#312 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• West Bend School District (suburban): math 50% / reading 43% proficiency, ranked #73 of 342 in WI (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Bend School District 4K (276 students, 0% FRL) — zoned schools average 0% FRL vs 27% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 60 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Washington County in 2024 (105 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected to shrink 5% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,100 (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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 2.48% ✓
• Cap rate: 21.50%
• Cash-on-cash: 54.32%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $294,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
N168W20940 Main St	0.49mi	2/1.0	1,014 (+4%)	3mo	$200,000	$197	69
3503 County Highway P	0.38mi	2/1.0	900 (-8%)	7mo	$350,000	$389	63
W207N17023 Parkview Dr	0.62mi	3/1.0 (+1)	984 (+0%)	4mo	$318,000	$323	62
N170W20569 Parkview Dr	0.70mi	3/1.0 (+1)	1,000 (+2%)	4mo	$300,000	$300	56
N162W21897 Poppy Rd	0.62mi	2/2.0	1,085 (+11%)	3mo	$314,900	$290	46
N162W21966 Poppy Rd	0.62mi	2/2.0	1,083 (+10%)	6mo	$335,000	$309	44
N170W20655 Parkview Ct	0.64mi	3/1.0 (+1)	1,100 (+12%)	14mo	$210,000	$191	33

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: 52.5%
• Equity multiple: 3.31×
• Total profit: $38,733
• Equity at exit: $8,946

10-year hold

• IRR: 57.8%
• Equity multiple: 6.73×
• Total profit: $96,184
• Equity at exit: $5,188

Cash invested: $16,800 (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 53037

• Active inventory: 60
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $760

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 44%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
W201N16633 Hemlock St Unit 8 Jackson, WI	2.0	1.0	982	$1,600	$1.63	16d	1	1.04mi
N165W20012 Hickory Ln Unit JK 644 Jackson, WI	2.0	1.0	750	$1,209	$1.61	19d	1	1.14mi
W194N16510 Eagle Dr Unit B7 Jackson, WI	2.0	1.0	980	$1,600	$1.63	3d	1	1.42mi

Listing history 14 events

1. 2026-06-18
   days on market $60,000 Active 29 DOM
2. 2026-06-17
   days on market $60,000 Active 28 DOM
3. 2026-06-16
   days on market $60,000 Active 27 DOM
4. 2026-06-15
   days on market $60,000 Active 26 DOM
5. 2026-06-13
   days on market $60,000 Active 24 DOM
6. 2026-06-09
   days on market $60,000 Active 20 DOM
7. 2026-06-08
   days on market $60,000 Active 19 DOM
8. 2026-06-08
   days on market $60,000 Active 18 DOM
9. 2026-06-05
   days on market $60,000 Active 15 DOM
10. 2026-06-03
    days on market $60,000 Active 14 DOM
11. 2026-06-02
    days on market $60,000 Active 13 DOM
12. 2026-06-01
    days on market $60,000 Active 12 DOM
13. 2026-05-31
    days on market $60,000 Active 11 DOM
14. 2026-05-20
    listed $60,000 Active

ⓘ 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: $17,849
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$1,745
• Taxable income: $8,687
• Est. tax owed @ 24.0%: −$2,085
• After-tax cash flow: $7,040/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 · 15 photos

Average 55/100 Cosmetic rehab

This 2001 manufactured home is in average condition with minor repairs needed. It offers a good layout and is well-maintained, making it a solid investment opportunity.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom tiles — Signs of wear
• Minor Exterior siding — Weathered appearance
• Minor Interior walls — Painted walls show fading

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn carpet — New carpet improves comfort and appearance
• Both Clean countertops — Clean countertops make the kitchen more inviting and functional

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom tiles · Signs of wear	Minor	$500–3,000
Exterior siding · Weathered appearance	Minor	$500–3,000
Interior walls · Painted walls show fading	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — New carpet improves comfort and appearance ↑
• Both Clean countertops — Clean countertops make the kitchen more inviting and functional ↑

ⓘ 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: West Bend School District
• NCES district ID: 5516290
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $59,641
• Composite: 40.84/100
• National rank: #3630
• State rank: #73 of 342 in WI

Livability — Jackson

• Score: 69/100
• State rank: #312
• US rank: #8156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, WI
• City population: 10,024
• Population (ZIP): 10,024

Population outlook (Washington County) Hauer SSP2

• Today (2025): 137,678 people
• By 2030: 138,441 · +0.6%
• By 2040: 137,047 · -0.5%
• By 2050: 130,918 · -4.9%
• By 2075: 115,447 · -16.1%
• By 2100: 93,069 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 16% Portuguese 4% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+36.3) · D 31.3% · R 67.6% · Other 1.2%
• 2008→2024 swing: -6.7pp toward R · 2008: -29.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+38.1 2016: R+40.5 2012: R+40.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.41%
• Current HPI: 183.07
• 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

• 2026-05-20 Listed $60,000 SCWMLS