3014 Wilson St #307 · Menomonie, WI 54751

$64,900

3 bd · 2.0 ba · 1,180 sqft · SingleFamily · 55 Days on market

Built 2000 Good condition $55/sqft · 74% below area

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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 +4.1/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Personal Property Sale ? No Land Included. Move-in ready! Listing agent is owner of home and manufactured home community. This well kept home offers 3 bedrooms and 2 bathrooms with a modern design and open-concept layout. Featuring fresh finishes throughout, a spacious living area, functional kitchen, and comfortable bedrooms, this home is ready for its first owner. Located in Wilson Estates, Lot 307 this home provides a great opportunity for affordable, low-maintenance living in a welcoming community. Site rent is $475/month. Buyers can complete an application for residency online at www. pvpwi.com. Financing options are available, with several lenders experienced in working with manufactured home buyers. Don?t miss your chance to own this affordable home?schedule your private showing today and let us help you every step of the way!

Key facts

• Functional kitchen
• Modern design
• Spacious living area

Tags

• MOVE IN READY
• MODERN DESIGN
• OPEN CONCEPT LAYOUT
• FRESH FINISHES
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN

🏷️ Possibly a rental listed for sale. The $64,900 price doesn't fit this home's estimated sale value (~$249,500) 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 $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 3.7% in Menomonie — 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 82/100 on livability (#50 in WI, #1,248 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Menomonie Area School District (town): math 40% / reading 40% proficiency, ranked #157 of 342 in WI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 151 units permitted in Dunn County in 2024 (0 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.19% ✓
• Cap rate: 18.77%
• Cash-on-cash: 44.58%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (median comp): $249,500
• List price: $64,900
• Delta: -73.99%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2808 Knapp St	0.15mi	3/2.0	1,328 (+12%)	1mo	$275,000	$207	71

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 2.76×
• Total profit: $31,914
• Equity at exit: $9,677

10-year hold

• IRR: 47.2%
• Equity multiple: 5.45×
• Total profit: $80,861
• Equity at exit: $5,611

Cash invested: $18,172 (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 54751

• Rents YoY: 2.6%
• Active inventory: 105
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $675

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 48%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 29th Ave NE Apt 1 Menomonie, WI	3.0	2.5	1500	$1,595	$1.06	43d	1	0.03mi
650 Northern Meadows Pkwy Menomonie, WI	2.0	1.0	1050	$1,122	$1.07	3d	8	0.16mi
420 Heller Rd Menomonie, WI	2.0	1.0–1.5	950	$1,025	$1.08	12d	1	1.34mi

Listing history 10 events

1. 2026-06-09
   status $64,900 Pending 55 DOM
2. 2026-06-08
   days on market $64,900 Active 55 DOM
3. 2026-06-07
   days on market $64,900 Active 54 DOM
4. 2026-06-05
   days on market $64,900 Active 52 DOM
5. 2026-06-03
   days on market $64,900 Active 50 DOM
6. 2026-06-02
   days on market $64,900 Active 49 DOM
7. 2026-06-01
   days on market $64,900 Active 48 DOM
8. 2026-05-31
   days on market $64,900 Active 47 DOM
9. 2026-05-30
   days on market $64,900 Active 46 DOM
10. 2026-04-14
    listed $64,900 Active 846-char remark

    Show marketing remark (846 chars)

    Personal Property Sale ? No Land Included. Move-in ready! Listing agent is owner of home and manufactured home community. This well kept home offers 3 bedrooms and 2 bathrooms with a modern design and open-concept layout. Featuring fresh finishes throughout, a spacious living area, functional kitchen, and comfortable bedrooms, this home is ready for its first owner. Located in Wilson Estates, Lot 307 this home provides a great opportunity for affordable, low-maintenance living in a welcoming community. Site rent is $475/month. Buyers can complete an application for residency online at www. pvpwi.com. Financing options are available, with several lenders experienced in working with manufactured home buyers. Don?t miss your chance to own this affordable home?schedule your private showing today and let us help you every step of the way!

ⓘ 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: $17,067
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$1,888
• Taxable income: $7,515
• Est. tax owed @ 24.0%: −$1,803
• After-tax cash flow: $6,297/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 move-in ready home offers a good condition with fresh finishes and a modern design, making it an attractive option for both resale and rental.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace window seals — improves energy efficiency and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace window seals — improves energy efficiency and appearance ↑

ⓘ 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: Menomonie Area School District
• NCES district ID: 5509090
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $47,172
• Composite: 34.23/100
• National rank: #5262
• State rank: #157 of 342 in WI

Livability — Menomonie

• Score: 82/100
• State rank: #50
• US rank: #1248

Category grades

Amenities F Commute B+ 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: Menomonie, WI
• County: Dunn County · 26,193 people
• City population: 26,193
• Metro: Menomonie, WI
• Population (ZIP): 26,193
• Household income: $72,028
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 821.0

Population outlook (Dunn County) Hauer SSP2

• Today (2025): 45,435 people
• By 2030: 45,694 · +0.6%
• By 2040: 45,329 · -0.2%
• By 2050: 44,343 · -2.4%
• By 2075: 42,497 · -6.5%
• By 2100: 40,616 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 5% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 15% Romanian 6% Lithuanian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 1% Chinese 1%

Political lean MEDSL · Dunn

• 2024 margin: R (+15.9) · D 41.5% · R 57.4% · Other 1.2%
• 2008→2024 swing: -30.9pp toward R · 2008: 14.9pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+13.9 2016: R+11.2 2012: D+5.0 2008: D+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.07%
• Current HPI: 214.7943
• Rent YoY: ▲ 2.59%
• Metro: Menomonie, 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

• 2026-04-14 Listed $64,900 SCWMLS