18 Terri Circle Dr · Holmen, WI 54636

$120,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily · 20 Days on market

Built 1993 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and inviting double-wide mobile home in Green Meadows Mobile Home Park, offering comfort and privacy! This well-designed home features 3 generously sized bedrooms, including a primary suite with its own private bath and walk-in shower. The cozy living area is anchored by a natural fireplace with a blower?perfect for staying warm on cooler days. You?ll also appreciate the thoughtful touches throughout, including ceiling fans and skylights in the bathrooms that bring in great natural light. Outside, the property continues to impress with an approximately 22x25 garage and a beautiful corner lot tucked at the rear of the park. Enjoy the peace and quiet of this low-traffic, private sett

Key facts

• Natural fireplace
• Private bath
• Ceiling fans

Tags

• DOUBLE-WIDE MOBILE HOME
• NATURAL FIREPLACE
• PRIVATE BATH
• WALK-IN SHOWER
• CEILING FANS
• SKYLIGHTS

Property features AI

Finance

• Other: Located in Green Meadows Mobile Home Park; Zoned R2-3

Exterior

• Parking: Detached or attached 2-car garage (2 garage parking spaces)
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home; One story; Estimated 1,251–1,500 sq ft (1,352 above-grade finished)
• Construction: Built by builder
• Exterior features: Vinyl exterior; Storage building (outbuilding); No basement (slab foundation)

Interior

• Kitchen: Range/oven; Refrigerator; Breakfast bar
• Bedrooms: Main-level master bedroom (13 x 12); Main-level bedroom 2 (12 x 11); Main-level bedroom 3 (12 x 11)
• Bathrooms: Two full bathrooms; Master bathroom with walk-in shower
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Cathedral/vaulted ceiling; Skylights; Cable/satellite available; High-speed internet
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 1.5% in Holmen — 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 76/100 on livability (#143 in WI, #3,799 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Holmen School District (suburban): math 35% / reading 45% proficiency, ranked #131 of 342 in WI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 393 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• La Crosse County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,200 (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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.44%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $279,864
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
W6795 Westview Dr	0.71mi	3/2.0	1,344 (-1%)	7mo	$261,000	$194	60
W7068 County Road Zn	0.52mi	3/1.0	1,230 (-9%)	24mo	$300,000	$244	37
2710 Cedar Avenue South Ave	0.75mi	3/2.0	1,546 (+14%)	21mo	$320,000	$207	24

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $8,120
• Equity at exit: $17,892

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $42,632
• Equity at exit: $10,375

Cash invested: $33,600 (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 54636

• Active inventory: 393
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $432

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 68%

Sensitivity live

Price	-10% $515	-5% $474	+0% $432	+5% $391	+10% $349
Rent	-10% $306	-5% $369	+0% $432	+5% $496	+10% $559
Rate	-1.0pp $493	-0.5pp $463	base $432	+0.5pp $401	+1.0pp $370

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3007 North Ct Onalaska, WI	1.0–2.0	1.0–2.0	1000	$1,480	$1.48	44d	7	0.49mi
2101 Abbey Rd Unit 2151-422 Onalaska, WI	2.0	2.0	1059	$1,825	$1.72	44d	1	1.01mi

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-05-01
   historical Offer Show
3. 2026-04-20
   listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,165
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,491
• Taxable income: $3,486
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $4,352/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. The interior needs fresh paint and updated cabinetry, while the flooring could be repaired. The home is move-in ready with a spacious layout and corner lot.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor flooring — slight wear
• Minor interior walls — neutral paint, some wear
• Minor HVAC units — standard units, no visible damage

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen cabinets — modernizes kitchen
• Resale repair flooring — improves overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
flooring · slight wear	Minor	$500–3,000
interior walls · neutral paint, some wear	Minor	$500–3,000
HVAC units · standard units, no visible damage	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen cabinets — modernizes kitchen ↑
• Resale repair flooring — improves overall 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: Holmen School District
• NCES district ID: 5506540
• Math proficiency: 35% ▼ -13.00%
• Reading proficiency: 45% ▼ -8.00%
• Median HH income: $70,771
• Composite: 36.44/100
• National rank: #4668
• State rank: #131 of 342 in WI

Livability — Holmen

• Score: 76/100
• State rank: #143
• US rank: #3799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holmen, WI
• Population (ZIP): 16,784

Population outlook (La Crosse County) Hauer SSP2

• Today (2025): 126,082 people
• By 2030: 130,161 · +3.2%
• By 2040: 137,231 · +8.8%
• By 2050: 143,506 · +13.8%
• By 2075: 160,149 · +27.0%
• By 2100: 166,408 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Asian 6% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Portuguese 16% Romanian 7% Lithuanian 4%
• Foreign-born: 3% · Vietnam
• Languages at home: 93% English-only · Other Asian/Pacific 3% German/W. Germanic 2% Spanish 1%

Political lean MEDSL · La Crosse

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 23.4pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+13.5 2016: D+9.6 2012: D+17.3 2008: D+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.37%
• Current HPI: 225.5555
• 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

3 events — show timeline

• 2026-05-11 Pending — SCWMLS
• 2026-05-01 Contingent — SCWMLS
• 2026-04-20 Listed $120,000 SCWMLS