15 Quail Walk · Germantown, WI 53948

$35,000

1 bd · 1.0 ba · 480 sqft · SingleFamily · 21 Days on market

Built 1997 Fair 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 +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

1997 Breckenridge Parkmodel, in Sandstone Recreational Park, NO LAND. Within walking distance to sandy beach on Castle Rock Lake. Access to club house. The lot rent in Sandstone Recreational Park is $4,450 a season. Buyers must be approved by park management for lot lease. Electric, Natural Gas & Internet are not included in the lot rent. Sandstone Recreational Park is located on the southern shores of Castle Rock Lake- 4th largest lake in Wisconsin. Boat Slip available. Enjoy lake life without waterfront price tag. Area is known for many recreational activities to appreciate. Short term rentals are not allowed.

Key facts

• Boat slip available
• Access to club house
• Built 1997

Tags

• ACCESS TO CLUB HOUSE
• BOAT SLIP AVAILABLE

Property features AI

Exterior

• Utilities: Community well available; Natural gas
• Home design: Single-family, 1-story home; Approximately 480 finished above-grade square feet
• Construction: Aluminum/steel exterior; Slab foundation
• Exterior features: Deck; Storage building; Wooded lot

Interior

• Kitchen: Range/oven; Refrigerator; Microwave
• Bedrooms: Main level primary bedroom, approximately 10 x 11
• Bathrooms: Full master bathroom with walk-through configuration (1 full bath)
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Cable/satellite available; High-speed internet
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 2.2% in Germantown — 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 72/100 on livability (#229 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mauston School District (rural): math 36% / reading 31% proficiency, ranked #248 of 342 in WI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Side Elementary (267 students, 68% FRL); Mauston High (math 17% / reading 17%, grade F, #400 of 483 statewide, top 85%, 381 students, 41% FRL).
• Zoned-school proficiency averages 17% at this address vs 34% district-wide (-16 pts) — the specific schools serving this property underperform the Mauston School District average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Juneau County population projected at -19% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.68% ✓
• Cap rate: 23.43%
• Cash-on-cash: 61.19%
• DSCR: 3.72
• GRM: 3.1

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: 60.0%
• Equity multiple: 3.67×
• Total profit: $26,168
• Equity at exit: $5,219

10-year hold

• IRR: 64.7%
• Equity multiple: 7.51×
• Total profit: $63,824
• Equity at exit: $3,026

Cash invested: $9,800 (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 53948

• Home prices YoY: -29.4%
• Active inventory: 61
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $500

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 42%

Sensitivity live

Price	-10% $524	-5% $512	+0% $500	+5% $488	+10% $476
Rent	-10% $426	-5% $463	+0% $500	+5% $537	+10% $574
Rate	-1.0pp $517	-0.5pp $509	base $500	+0.5pp $491	+1.0pp $481

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $35,000 Active 21 DOM
2. 2026-06-18
   days on market $35,000 Active 18 DOM
3. 2026-06-17
   days on market $35,000 Active 17 DOM
4. 2026-06-16
   days on market $35,000 Active 16 DOM
5. 2026-06-15
   days on market $35,000 Active 15 DOM
6. 2026-06-14
   days on market $35,000 Active 13 DOM
7. 2026-06-10
   days on market $35,000 Active 10 DOM
8. 2026-06-09
   days on market $35,000 Active 9 DOM
9. 2026-06-08
   days on market $35,000 Active 8 DOM
10. 2026-06-07
    days on market $35,000 Active 7 DOM
11. 2026-06-05
    days on market $35,000 Active 4 DOM
12. 2026-06-03
    days on market $35,000 Active 3 DOM
13. 2026-06-02
    days on market $35,000 Active 2 DOM
14. 2026-06-01
    remarks 621-char remark
15. 2026-06-01
    listed $35,000 Active 1 DOM

ⓘ 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: $11,264
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$1,018
• Taxable income: $5,783
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $4,608/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

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Moderate Exterior siding — Weathered and in need of repainting
• Minor Interior paint — Faded and could benefit from fresh paint

Value-add opportunities

• Both Painting exterior siding and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves overall property presentation

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting	Moderate	$3,000–15,000
Interior paint · Faded and could benefit from fresh paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Painting exterior siding and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves overall property presentation ↑

ⓘ 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: Mauston School District
• NCES district ID: 5508850
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $46,779
• Composite: 28.82/100
• National rank: #6658
• State rank: #248 of 342 in WI

Livability — Germantown

• Score: 72/100
• State rank: #229
• US rank: #6122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,046
• Population (ZIP): 8,221

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 25,013 people
• By 2030: 24,154 · -3.4%
• By 2040: 22,217 · -11.2%
• By 2050: 20,276 · -18.9%
• By 2075: 15,919 · -36.4%
• By 2100: 11,351 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Portuguese 8% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Juneau

• 2024 margin: Solid R (+32.1) · D 33.4% · R 65.6% · Other 1.0%
• 2008→2024 swing: -41.1pp toward R · 2008: 9.0pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+29.2 2016: R+26.3 2012: D+7.1 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.90%
• Current HPI: 263.4253
• 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

• 2026-05-29 Listed $35,000 SCWMLS