610 Commercial Ave #603 · Wisconsin Dells, WI 53965

$59,900

3 bd · 2.0 ba · 980 sqft · SingleFamily · 50 Days on market

Built 1996 Fair condition $61/sqft · 72% below area ↓ 8% since listing

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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 +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity meets LOCATION! This 3-bedroom, 2-bath manufactured home is just minutes from downtown Wisconsin Dells and offers a solid starting point for your next move. Featuring a functional layout and newer flooring already in place, this home is livable as-is while offering the perfect canvas for your personal updates and style. Whether you're looking to invest, downsize, or create something of your own, this property makes it easy to step in at an approachable price point and add value over time. Conveniently located near shopping, dining, and local attractions. Bring your vision and make it your own! Property is being sold as-is.

Key facts

• Built 1996
• Listed 49 days

Property features AI

Finance

• Other: All appliances included (range/oven, refrigerator) and washer and dryer included; Sellers' personal property excluded
• HOA & community: Located in Fairway Mobile Home Park

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Single-family property; One-story design; Approximately 751–1000 finished sq. ft. (about 980 above grade)
• Construction: Built by builder (year not specified)
• Exterior features: Vinyl exterior

Interior

• Kitchen: Breakfast bar; Kitchen on main level (approx. 12 x 8)
• Bedrooms: Master bedroom on main level (approx. 10 x 12); Second bedroom on main level (approx. 9 x 8); Third bedroom on main level (approx. 12 x 7)
• Bathrooms: Two full bathrooms; At least one tub; No private master bath
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Cable/satellite available; High-speed internet
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.0% vs local median 1.5% in Wisconsin Dells — 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 78/100 on livability (#100 in WI, #2,661 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Wisconsin Dells School District (town): math 44% / reading 40% proficiency, ranked #135 of 342 in WI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wisconsin Dells High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 603 students, 48% FRL).
• Zoned-school proficiency averages 22% at this address vs 42% district-wide (-20 pts) — the specific schools serving this property underperform the Wisconsin Dells School District average; the district grade overstates school quality for this exact location.
• Market conditions: 195 active listings in the ZIP; 527 units permitted in Sauk County in 2024 (268 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 + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.74% ✓
• Cap rate: 23.99%
• Cash-on-cash: 63.19%
• DSCR: 3.81
• GRM: 3.0

CMA / ARV

• ARV (median comp): $214,773
• List price: $59,900
• Delta: -72.11%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 62.2%
• Equity multiple: 3.78×
• Total profit: $46,571
• Equity at exit: $8,931

10-year hold

• IRR: 66.7%
• Equity multiple: 7.74×
• Total profit: $113,088
• 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 53965

• Active inventory: 195
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $883

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 41%

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: —

Listing history 17 events

1. 2026-06-19
   days on market $59,900 Active 50 DOM
2. 2026-06-18
   days on market $59,900 Active 49 DOM
3. 2026-06-17
   days on market $59,900 Active 48 DOM
4. 2026-06-16
   days on market $59,900 Active 47 DOM
5. 2026-06-15
   days on market $59,900 Active 46 DOM
6. 2026-06-14
   days on market $59,900 Active 44 DOM
7. 2026-06-12
   days on market $59,900 Active 43 DOM
8. 2026-06-09
   days on market $59,900 Active 40 DOM
9. 2026-06-08
   days on market $59,900 Active 39 DOM
10. 2026-06-07
    days on market $59,900 Active 38 DOM
11. 2026-06-05
    days on market $59,900 Active 35 DOM
12. 2026-06-03
    days on market $59,900 Active 34 DOM
13. 2026-06-02
    pricedays on market $59,900 Active 33 DOM
14. 2026-06-01
    days on market $65,000 Active 32 DOM
15. 2026-05-31
    days on market $65,000 Active 31 DOM
16. 2026-05-30
    days on market $65,000 Active 30 DOM
17. 2026-04-29
    listed $65,000 Active 642-char remark

ⓘ 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: $19,704
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$1,743
• Taxable income: $10,255
• Est. tax owed @ 24.0%: −$2,461
• After-tax cash flow: $8,137/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

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the roof, exterior siding, and windows. Painting and updating the interior will also significantly enhance its appeal and value.

Repairs flagged

• Major roof — Exposed roof structure
• Major exterior siding — Weathered and missing shingles
• Major windows — Older windows with visible wear

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Both Replace carpet — Improves comfort and appearance
• Both Paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed roof structure	Major	$15,000–50,000
exterior siding · Weathered and missing shingles	Major	$15,000–50,000
windows · Older windows with visible wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace carpet — Improves comfort and appearance ↑
• Both Paint interior walls — Enhances interior appearance and 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: Wisconsin Dells School District
• NCES district ID: 5517040
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $47,233
• Composite: 35.91/100
• National rank: #4810
• State rank: #135 of 342 in WI

Livability — Wisconsin Dells

• Score: 78/100
• State rank: #100
• US rank: #2661

Category grades

Amenities B Commute F 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: Wisconsin Dells, WI
• County: Adams County · 10,818 people
• City population: 10,818
• Metro: Madison, WI
• Population (ZIP): 10,818
• Household income: $66,667
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 220.0

Population outlook (Sauk County) Hauer SSP2

• Today (2025): 66,065 people
• By 2030: 66,755 · +1.0%
• By 2040: 66,999 · +1.4%
• By 2050: 65,499 · -0.9%
• By 2075: 60,000 · -9.2%
• By 2100: 51,070 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 2%

Political lean MEDSL · Sauk

• 2024 margin: Toss-up / Even · D 48.4% · R 50.0% · Other 1.6%
• 2008→2024 swing: -23.2pp toward R · 2008: 21.6pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.7 2016: R+0.3 2012: D+18.5 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.85%
• Current HPI: 234.2781
• Rent YoY: —
• Metro: Madison, 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

-7.8% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $59,900 SCWMLS
• 2026-04-29 Listed $65,000 SCWMLS