330 N Fulton St #8 · Princeton, WI 54968

$29,500

2 bd · 1.0 ba · 896 sqft · SingleFamily · 189 Days on market

Built 1986 Good condition $33/sqft · 82% below area ↓ 15% 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
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable and ADORABLE mobile home with no land. Located near Princeton Piggly Wiggly grocery store. The private road IS maintained by owner of mobile home park. Owner of home is responsible for mowing the lot grass and shoveling both driveways along either side of home. The home is cozy and bright and offers some nice updates that include newer subfloors, laminate flooring, carpet, bathrooms and ceiling fans. The gas water heater is 3 yrs old per sellers. Sellers state they have no roof or siding issues. The home sits on gravel and the tongue and wheels are in place. You will appreciated the 14x16 storage shed. Monthly lot rent is $405+Municipal Permit Fee/Parking Tax $21+Sewer and water at approx. $47 currently=$473/mo +/-TOTAL. Security Deposit for lot is $405. Tenancy term is 1 year. Owner pays own electric and gas. Application for Rental Agreement & Registration for the lot must be approved prior to sale of home.

Key facts

• Private road
• Laminate flooring
• Storage shed

Tags

• PRIVATE ROAD
• NEWER SUBFLOORS
• LAMINATE FLOORING
• STORAGE SHED

🏷️ Possibly a rental listed for sale. The $29,500 price doesn't fit this home's estimated sale value (~$162,128) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.1% vs local median 1.5% in Princeton — 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 (#350 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Princeton School District (rural): math 40% / reading 45% proficiency, ranked #222 of 426 in WI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 38 units permitted in Green Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $204 of loan paydown is wiped out by about $885 of value loss. Plan a longer hold.
• Green Lake County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $25,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.75% ✓
• Cap rate: 24.06%
• Cash-on-cash: 63.47%
• DSCR: 3.82
• GRM: 3.0

CMA / ARV

• ARV (median comp): $162,128
• List price: $29,500
• Delta: -81.80%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 N Clinton St	0.22mi	1/1.0 (-1)	800 (-11%)	23mo	$106,000	$133	47

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: 62.5%
• Equity multiple: 3.79×
• Total profit: $23,055
• Equity at exit: $4,399

10-year hold

• IRR: 67.0%
• Equity multiple: 7.77×
• Total profit: $55,953
• Equity at exit: $2,551

Cash invested: $8,260 (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 54968

• Home prices YoY: -22.9%
• Active inventory: 23
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$155
• Tax est. 1.5%: −$37 /mo · $442/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $437

Break-even live

Break-even rent $258

Max offer price $29,500

Occupancy floor 41%

Sensitivity live

Price	-10% $457	-5% $447	+0% $437	+5% $427	+10% $416
Rent	-10% $373	-5% $405	+0% $437	+5% $469	+10% $501
Rate	-1.0pp $452	-0.5pp $444	base $437	+0.5pp $429	+1.0pp $421

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   days on market $29,500 Active 189 DOM
2. 2026-05-31
   days on market $29,500 Active 188 DOM
3. 2026-01-28
   price $29,500 939-char remark

   Show marketing remark (939 chars)

   Affordable and ADORABLE mobile home with no land. Located near Princeton Piggly Wiggly grocery store. The private road IS maintained by owner of mobile home park. Owner of home is responsible for mowing the lot grass and shoveling both driveways along either side of home. The home is cozy and bright and offers some nice updates that include newer subfloors, laminate flooring, carpet, bathrooms and ceiling fans. The gas water heater is 3 yrs old per sellers. Sellers state they have no roof or siding issues. The home sits on gravel and the tongue and wheels are in place. You will appreciated the 14x16 storage shed. Monthly lot rent is $405+Municipal Permit Fee/Parking Tax $21+Sewer and water at approx. $47 currently=$473/mo +/-TOTAL. Security Deposit for lot is $405. Tenancy term is 1 year. Owner pays own electric and gas. Application for Rental Agreement & Registration for the lot must be approved prior to sale of home.

4. 2025-11-24
   listed $34,900 Active 939-char remark

   Show marketing remark (939 chars)

   Affordable and ADORABLE mobile home with no land. Located near Princeton Piggly Wiggly grocery store. The private road IS maintained by owner of mobile home park. Owner of home is responsible for mowing the lot grass and shoveling both driveways along either side of home. The home is cozy and bright and offers some nice updates that include newer subfloors, laminate flooring, carpet, bathrooms and ceiling fans. The gas water heater is 3 yrs old per sellers. Sellers state they have no roof or siding issues. The home sits on gravel and the tongue and wheels are in place. You will appreciated the 14x16 storage shed. Monthly lot rent is $405+Municipal Permit Fee/Parking Tax $21+Sewer and water at approx. $47 currently=$473/mo +/-TOTAL. Security Deposit for lot is $405. Tenancy term is 1 year. Owner pays own electric and gas. Application for Rental Agreement & Registration for the lot must be approved prior to sale of home.

ⓘ 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: $9,732
• − Mortgage interest: −$1,652
• − Property taxes: −$442
• − Insurance: −$148
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$858
• Taxable income: $5,075
• Est. tax owed @ 24.0%: −$1,218
• After-tax cash flow: $4,024/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with some cosmetic updates and minor repairs needed. It offers a cozy and bright living space with some nice updates, making it an attractive option for both resale and rental.

Repairs flagged

• Minor Landscaping — The landscaping could benefit from some additional plants or flowers for aesthetic appeal.

Value-add opportunities

• Resale Painting the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value.
• Both Landscaping improvements — Adding more plants and flowers can improve both the rental appeal and the overall aesthetic.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping could benefit from some additional plants or flowers for aesthetic appeal.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Painting the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value. ↑
• Both Landscaping improvements — Adding more plants and flowers can improve both the rental appeal and the overall aesthetic. ↑

ⓘ 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: Princeton School District
• NCES district ID: 5512300
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $44,548
• Composite: 38.36/100
• National rank: #8527
• State rank: #222 of 426 in WI

Livability — Princeton

• Score: 69/100
• State rank: #350
• US rank: #8962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, WI
• City population: 2,742
• Population (ZIP): 2,742

Population outlook (Green Lake County) Hauer SSP2

• Today (2025): 18,322 people
• By 2030: 17,895 · -2.3%
• By 2040: 16,822 · -8.2%
• By 2050: 15,695 · -14.3%
• By 2075: 14,062 · -23.3%
• By 2100: 12,119 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Romanian 13% Portuguese 4% Lithuanian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Green Lake

• 2024 margin: Solid R (+36.3) · D 31.3% · R 67.6% · Other 1.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -14.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.8 2016: R+37.7 2012: R+20.6 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.37%
• Current HPI: 216.7723
• 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

-15.5% since first listed

2 events — show timeline

• 2026-01-28 Price Changed $29,500 SCWMLS
• 2025-11-24 Listed $34,900 SCWMLS