2934 Brentwood Dr · Grand Marsh, WI 53936

$89,900

2 bd · 1.0 ba · 840 sqft · Other · 206 Days on market

Built 1979 2.22 ac lot $107/sqft · 36% below area Est $141k · 36% under ↓ 20% 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 +23.9/30.0
• ARV discount +15.0/15.0
• Appreciation +9.6/10.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

3 Lots! 020-01918-0000, 1917 and 1919 totaling 2.22 acres. Nice quiet subdivision 20 minutes from Wisconsin Dells! This 1979 singlewide mobile home is on one lot and then the other 2 lots are on each side. No neighbors on top of you!

Key facts

• 3 lots
• Quiet subdivision
• 2.22 acres

Tags

• 3 LOTS
• 2.22 ACRES
• QUIET SUBDIVISION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#703 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, schools F.
• Adams-Friendship Area School District (rural): math 22% / reading 19% proficiency, ranked #331 of 342 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 126 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($622 loan paydown + $8k appreciation (9.2% local appreciation)).
• Adams County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $140,514
• List price: $89,900
• Delta: -36.02%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

9.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 3.19×
• Total profit: $55,057
• Equity at exit: $75,673

10-year hold

• IRR: 25.2%
• Equity multiple: 7.05×
• Total profit: $152,229
• Equity at exit: $157,847

Cash invested: $25,172 (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 53936

• Home prices YoY: 3.5%
• Active inventory: 16
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $175

Break-even live

Break-even rent $687

Max offer price $89,900

Occupancy floor 76%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $89,900 Pending 206 DOM
2. 2026-06-03
   days on market $89,900 Active 205 DOM
3. 2026-06-02
   days on market $89,900 Active 204 DOM
4. 2026-06-01
   days on market $89,900 Active 203 DOM
5. 2026-05-31
   days on market $89,900 Active 202 DOM
6. 2026-05-31
   pricedays on market $89,900 Active 201 DOM
7. 2026-05-10
   price $99,900 233-char remark

   Show marketing remark (233 chars)

   3 Lots! 020-01918-0000, 1917 and 1919 totaling 2.22 acres. Nice quiet subdivision 20 minutes from Wisconsin Dells! This 1979 singlewide mobile home is on one lot and then the other 2 lots are on each side. No neighbors on top of you!

8. 2026-03-28
   status Active 233-char remark

   Show marketing remark (233 chars)

   3 Lots! 020-01918-0000, 1917 and 1919 totaling 2.22 acres. Nice quiet subdivision 20 minutes from Wisconsin Dells! This 1979 singlewide mobile home is on one lot and then the other 2 lots are on each side. No neighbors on top of you!

9. 2026-03-10
   historical Offer Show 233-char remark

   Show marketing remark (233 chars)

   3 Lots! 020-01918-0000, 1917 and 1919 totaling 2.22 acres. Nice quiet subdivision 20 minutes from Wisconsin Dells! This 1979 singlewide mobile home is on one lot and then the other 2 lots are on each side. No neighbors on top of you!

10. 2025-12-24
    price $112,500 233-char remark

    Show marketing remark (233 chars)

    3 Lots! 020-01918-0000, 1917 and 1919 totaling 2.22 acres. Nice quiet subdivision 20 minutes from Wisconsin Dells! This 1979 singlewide mobile home is on one lot and then the other 2 lots are on each side. No neighbors on top of you!

11. 2025-11-09
    listed $125,000 Active 233-char remark

    Show marketing remark (233 chars)

    3 Lots! 020-01918-0000, 1917 and 1919 totaling 2.22 acres. Nice quiet subdivision 20 minutes from Wisconsin Dells! This 1979 singlewide mobile home is on one lot and then the other 2 lots are on each side. No neighbors on top of you!

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$629/yr (+$52/mo · 155.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,897
• − Mortgage interest: −$5,036
• − Property taxes: −$406
• − Insurance: −$450
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$2,615
• Taxable income: $647
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $1,941/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: Adams-Friendship Area School District
• NCES district ID: 5500060
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,165
• Composite: 17.22/100
• National rank: #9100
• State rank: #331 of 342 in WI

Livability — Grand Marsh

• Score: 60/100
• State rank: #703
• US rank: #19092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,174

Population outlook (Adams County) Hauer SSP2

• Today (2025): 18,560 people
• By 2030: 17,523 · -5.6%
• By 2040: 14,888 · -19.8%
• By 2050: 12,359 · -33.4%
• By 2075: 8,662 · -53.3%
• By 2100: 6,000 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 9% Portuguese 8% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Adams

• 2024 margin: Strong R (+25.8) · D 34.6% · R 60.4% · Other 5.0%
• 2008→2024 swing: -44.2pp toward R · 2008: 18.3pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+25.7 2016: R+21.8 2012: D+8.7 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.18%
• Current HPI: 268.0272
• 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

-20.1% since first listed

5 events — show timeline

• 2026-05-10 Price Changed $99,900 SCWMLS
• 2026-03-28 Relisted — SCWMLS
• 2026-03-10 Contingent — SCWMLS
• 2025-12-24 Price Changed $112,500 SCWMLS
• 2025-11-09 Listed $125,000 SCWMLS

Property tax history

+2.4%/yr

Latest (2024): $406 · +35.2% YoY. Source: county tax records.