N12509 County Road Q · New Haven, WI 54013

$175,000

3 bd · 2.0 ba · 1,749 sqft · Other · 13 Days on market

Built 1992 1.00 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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the ease of single-level living in this spacious 1,700+ sq. ft. manufactured home situated on a beautiful 1-acre lot just outside Glenwood City. With generously sized rooms throughout, this home offers comfortable living and plenty of space to spread out. Recent updates include new flooring throughout, a new kitchen refrigerator, kitchen sink and faucet, a new well and pressure tank (2025), and a durable metal roof for added peace of mind. Quality Andersen windows allow natural light to fill the home while providing energy efficiency. Step outside and enjoy the established landscaping featuring fragrant lilac bushes, a hummingbird tree, colorful perennial flowers, raspberry bushes, an

Key facts

• Durable metal roof
• New flooring
• Andersen windows

Tags

• 1 ACRE LOT
• NEW FLOORING
• NEW KITCHEN REFRIGERATOR
• NEW KITCHEN SINK
• DURABLE METAL ROOF
• ANDERSEN WINDOWS

Property features AI

Finance

• Other: Inclusions: refrigerator, range/oven, microwave, washer, dryer; Exclusions: LP tank and sellers' personal property

Exterior

• Utilities: Holding tank for water/waste; LP gas for heating
• Home design: Single-family home; One-story
• Construction: Built with vinyl siding
• Exterior features: Vinyl exterior; Deck; Approximately 1 acre lot

Interior

• Kitchen: Kitchen on the main level, approximately 12 x 14; Refrigerator; Range/Oven; Microwave
• Bedrooms: Primary bedroom on the main level, approximately 14 x 12; Second bedroom on the main level, approximately 13 x 8; Third bedroom on the main level, approximately 12 x 12
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (LP gas); Central air conditioning
• Interior features: Circuit breakers; Crawl space with block foundation/basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $13 ($156/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (15.1% below list).
• Recommended offer: $149k (15.1% 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.
• Glenwood City School District (rural): math 42% / reading 42% proficiency, ranked #130 of 342 in WI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $148,572 (15.1% 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. 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?
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: 0.85% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-27,536
• Equity at exit: $26,093

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-22,940
• Equity at exit: $15,131

Cash invested: $49,000 (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 54013

• Home prices YoY: -12.6%
• Active inventory: 28
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $13

Break-even live

Break-even rent $1,469

Max offer price $175,000

Occupancy floor 94%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $175,000 Active 13 DOM
2. 2026-06-17
   days on market $175,000 Active 12 DOM
3. 2026-06-16
   days on market $175,000 Active 11 DOM
4. 2026-06-15
   days on market $175,000 Active 10 DOM
5. 2026-06-13
   days on market $175,000 Active 8 DOM
6. 2026-06-13
   days on market $175,000 Active 7 DOM
7. 2026-06-09
   days on market $175,000 Active 4 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $175,000 Active 3 DOM

ⓘ 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: $2,041 · $170/mo
• Projected year-2 tax: $2,639 · $220/mo
• Expected delta: +$598/yr (+$50/mo · 29.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,829
• − Mortgage interest: −$9,803
• − Property taxes: −$2,041
• − Insurance: −$875
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$5,091
• Taxable loss: −$2,833
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $836/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: Glenwood City School District
• NCES district ID: 5505520
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $54,599
• Composite: 36.6/100
• National rank: #4630
• State rank: #130 of 342 in WI

Livability — New Haven

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

Census & demographics

• Population (ZIP): 3,383

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 20% Romanian 5% Iranian 3%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1% German/W. Germanic 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: ▼ -50.18%
• Current HPI: 348.5016
• 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

• 2026-06-05 Listed $175,000 RANWW

Property tax history

+4.4%/yr

Latest (2025): $2,041 · +4.9% YoY. Source: county tax records.