798 Bass Cir · Dunn, WI 53589

$65,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 22 Days on market

Built 1992 Good 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
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS IS A MANUFACTURED HOME! MONTHLY LOT RENTAL IS $1,125 PER MONTH AND INCLUDES GARBAGE PICK UP AND MAINTENANCE OF ROADS. OWNER PAYS SEWER/WELL WATER ($25-$35/MONTH) AND PERSONAL PROPERTY TAX MONTHLY OF $17 APPROX. 2 pets allowed, 1 cat and 1 dog or 2 cats, dog breeds limited (mostly based on HOA meeting the dog, no certain breed restrictions) Awesome 3 BA 2 BA manufactured home in the middle of the park! nicely updated, open concept. All appl included! Nice yard with large shed included, low maintenance living! 2 car parking slab. 3 nice sized bedrooms, 2 full bath, and a nice laundry area, even the washer/dryer are included! See this one today! Must apply in park, Bay View Heights http

Key facts

• 2 car parking slab
• Open concept
• Large shed

Tags

• OPEN CONCEPT
• LARGE SHED
• LOW MAINTENANCE LIVING
• 2 CAR PARKING SLAB

Property features AI

Finance

• Other: Located in Bay View Heights subdivision; Municipality: Stoughton (city)
• HOA & community: HOA fee information unknown

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home; 1 story; Approximately 1,280 finished square feet
• Construction: Vinyl construction
• Exterior features: Vinyl exterior; Storage building (shed); Residential zoning

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave; Oven/range
• Bedrooms: Master bedroom (12 x 11) on main level; Bedroom 2 (10 x 10) on main level; Bedroom 3 (10 x 10) on main level
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combo and walk-in shower
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Cable/satellite available; Living room (16 x 14) on main level; Kitchen (14 x 12) on main level; Breakfast bar in kitchen; No basement (slab)
• Laundry & utility: Washer and dryer included

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$755,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Stoughton Area School District (suburban): math 33% / reading 38% proficiency, ranked #197 of 342 in WI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 203 active listings in the ZIP; solid renter incomes; 5,519 units permitted in Dane County in 2024 (3,978 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dane County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $64,025 (1.5% 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. 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.
3. 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.
4. 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: 2.95% ✓
• Cap rate: 25.92%
• Cash-on-cash: 70.11%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $755,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3644 Schneider Dr	0.42mi	3/1.5	1,364 (+7%)	13mo	$450,000	$330	56
2222 Colladay Point Dr	0.72mi	2/2.0 (-1)	1,372 (+7%)	21mo	$810,000	$590	32

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: 69.7%
• Equity multiple: 4.14×
• Total profit: $57,223
• Equity at exit: $9,692

10-year hold

• IRR: 73.7%
• Equity multiple: 8.54×
• Total profit: $137,155
• Equity at exit: $5,620

Cash invested: $18,200 (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 53589

• Active inventory: 203
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $1,063

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,108	-5% $1,086	+0% $1,063	+5% $1,041	+10% $1,018
Rent	-10% $912	-5% $988	+0% $1,063	+5% $1,139	+10% $1,215
Rate	-1.0pp $1,096	-0.5pp $1,080	base $1,063	+0.5pp $1,047	+1.0pp $1,029

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 22 DOM
2. 2026-06-17
   days on market $65,000 Active 21 DOM
3. 2026-06-16
   days on market $65,000 Active 20 DOM
4. 2026-06-15
   days on market $65,000 Active 19 DOM
5. 2026-06-14
   days on market $65,000 Active 17 DOM
6. 2026-06-13
   days on market $65,000 Active 16 DOM
7. 2026-06-10
   days on market $65,000 Active 14 DOM
8. 2026-06-09
   days on market $65,000 Active 13 DOM
9. 2026-06-08
   days on market $65,000 Active 12 DOM
10. 2026-06-07
    days on market $65,000 Active 11 DOM
11. 2026-06-03
    days on market $65,000 Active 7 DOM
12. 2026-06-02
    days on market $65,000 Active 6 DOM
13. 2026-06-01
    days on market $65,000 Active 5 DOM
14. 2026-05-31
    days on market $65,000 Active 4 DOM
15. 2026-05-31
    days on market $65,000 Active 3 DOM
16. 2026-05-27
    listed $65,000 Active

ⓘ 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: $22,976
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$1,891
• Taxable income: $12,468
• Est. tax owed @ 24.0%: −$2,992
• After-tax cash flow: $9,768/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

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed. It offers a good balance of functionality and curb appeal, making it a solid investment.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both upgrading kitchen appliances — newer appliances improve functionality and appeal
• Both landscaping and curb appeal — improved landscaping enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both upgrading kitchen appliances — newer appliances improve functionality and appeal ↑
• Both landscaping and curb appeal — improved landscaping enhances curb appeal and property 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: Stoughton Area School District
• NCES district ID: 5514550
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $67,233
• Composite: 32.4/100
• National rank: #5730
• State rank: #197 of 342 in WI

Livability — Dunn

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

Census & demographics

• County: Dane County · 506,461 people
• Metro: Madison, WI
• Population (ZIP): 19,550
• Household income: $96,226
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 286.0

Population outlook (Dane County) Hauer SSP2

• Today (2025): 610,707 people
• By 2030: 654,875 · +7.2%
• By 2040: 740,480 · +21.2%
• By 2050: 826,188 · +35.3%
• By 2075: 1,040,574 · +70.4%
• By 2100: 1,168,084 · +91.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 21% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Dane

• 2024 margin: Solid D (+51.7) · D 75.1% · R 23.4% · Other 1.5%
• 2008→2024 swing: +4.7pp toward D · 2008: 47.0pp · 2024: 51.7pp
• All cycles: 2024: D+51.7 2020: D+52.6 2016: D+48.0 2012: D+43.6 2008: D+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -299.98%
• Current HPI: 261.1854
• 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

1 event — show timeline

• 2026-05-27 Listed $65,000 SCWMLS