3003 Wilson St #30 · Menomonie, WI 54751

$59,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily · 7 Days on market

Built 1990 Good 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
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Personal property sale ? No approved forms ? see www. scwmls.com/pdf/mh. pdf Move-in ready! Listing agent is owner of home and manufactured home community. Welcome to your new home! This two bedroom, one bathroom manufactured home offers a modern design with an open-concept layout, perfect for comfortable living. Enjoy new flooring throughout, a spacious living area, a functional kitchen, and cozy bedrooms?all ready for you to move in and make it your own. Located in the Wilson Estates Manufacture Home Community , Lot 30, this home provides a great opportunity for affordable, low-maintenance living in a welcoming community. Monthly site rent is $475. Residency application and park approval required; application available at www. pvpwi.com Financing options available through lenders experienced with manufactured home purchases.

Key facts

• Move-in ready
• Functional kitchen
• Spacious living area

Tags

• MOVE-IN READY
• OPEN-CONCEPT LAYOUT
• NEW FLOORING
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• COZY BEDROOMS

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 18.2% vs local median 3.7% in Menomonie — 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 82/100 on livability (#50 in WI, #1,248 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Menomonie Area School District (town): math 40% / reading 40% proficiency, ranked #157 of 342 in WI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 151 units permitted in Dunn County in 2024 (0 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 + 2.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $59,900

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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.13% ✓
• Cap rate: 18.20%
• Cash-on-cash: 42.53%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 2.65×
• Total profit: $27,651
• Equity at exit: $8,931

10-year hold

• IRR: 45.1%
• Equity multiple: 5.22×
• Total profit: $70,775
• 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 54751

• Rents YoY: 2.6%
• Active inventory: 105
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $594

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 48%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 29th Ave NE Apt 1 Menomonie, WI	3.0	2.5	1500	$1,595	$1.06	44d	1	0.14mi
650 Northern Meadows Pkwy Menomonie, WI	2.0	1.0	1050	$1,122	$1.07	3d	8	0.17mi
420 Heller Rd Menomonie, WI	2.0	1.0–1.5	950	$1,025	$1.08	13d	1	1.36mi

Listing history 7 events

1. 2026-06-19
   days on market $59,900 Active 7 DOM
2. 2026-06-18
   days on market $59,900 Active 6 DOM
3. 2026-06-17
   days on market $59,900 Active 5 DOM
4. 2026-06-16
   days on market $59,900 Active 4 DOM
5. 2026-06-15
   days on market $59,900 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark

   Show marketing remark (841 chars)

   Personal property sale ? No approved forms ? see www. scwmls.com/pdf/mh. pdf Move-in ready! Listing agent is owner of home and manufactured home community. Welcome to your new home! This two bedroom, one bathroom manufactured home offers a modern design with an open-concept layout, perfect for comfortable living. Enjoy new flooring throughout, a spacious living area, a functional kitchen, and cozy bedrooms?all ready for you to move in and make it your own. Located in the Wilson Estates Manufacture Home Community , Lot 30, this home provides a great opportunity for affordable, low-maintenance living in a welcoming community. Monthly site rent is $475. Residency application and park approval required; application available at www. pvpwi.com Financing options available through lenders experienced with manufactured home purchases.

7. 2026-06-12
   listed $59,900 Active 1 DOM

   Show marketing remark (841 chars)

   Personal property sale ? No approved forms ? see www. scwmls.com/pdf/mh. pdf Move-in ready! Listing agent is owner of home and manufactured home community. Welcome to your new home! This two bedroom, one bathroom manufactured home offers a modern design with an open-concept layout, perfect for comfortable living. Enjoy new flooring throughout, a spacious living area, a functional kitchen, and cozy bedrooms?all ready for you to move in and make it your own. Located in the Wilson Estates Manufacture Home Community , Lot 30, this home provides a great opportunity for affordable, low-maintenance living in a welcoming community. Monthly site rent is $475. Residency application and park approval required; application available at www. pvpwi.com Financing options available through lenders experienced with manufactured home purchases.

ⓘ 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: $15,318
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$1,743
• Taxable income: $6,571
• Est. tax owed @ 24.0%: −$1,577
• After-tax cash flow: $5,557/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

This move-in ready manufactured home offers a modern design with an open-concept layout and new flooring throughout, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and value
• Both Replace ceiling fans with modern fixtures — Modern fans improve aesthetics and energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and value ↑
• Both Replace ceiling fans with modern fixtures — Modern fans improve aesthetics and energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Menomonie Area School District
• NCES district ID: 5509090
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $47,172
• Composite: 34.23/100
• National rank: #5262
• State rank: #157 of 342 in WI

Livability — Menomonie

• Score: 82/100
• State rank: #50
• US rank: #1248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menomonie, WI
• County: Dunn County · 26,193 people
• City population: 26,193
• Metro: Menomonie, WI
• Population (ZIP): 26,193
• Household income: $72,028
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 821.0

Population outlook (Dunn County) Hauer SSP2

• Today (2025): 45,435 people
• By 2030: 45,694 · +0.6%
• By 2040: 45,329 · -0.2%
• By 2050: 44,343 · -2.4%
• By 2075: 42,497 · -6.5%
• By 2100: 40,616 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 5% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 15% Romanian 6% Lithuanian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 1% Chinese 1%

Political lean MEDSL · Dunn

• 2024 margin: R (+15.9) · D 41.5% · R 57.4% · Other 1.2%
• 2008→2024 swing: -30.9pp toward R · 2008: 14.9pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+13.9 2016: R+11.2 2012: D+5.0 2008: D+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.07%
• Current HPI: 214.7943
• Rent YoY: ▲ 2.59%
• Metro: Menomonie, 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

1 event — show timeline

• 2026-06-12 Listed $59,900 SCWMLS