N6265 Suburban Heights Rd Lot 13 · Portage, WI 53954

$99,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 7 Days on market

Built 2003 Good condition

---

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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 3-bedroom, 2-bath manufactured home offering comfortable and affordable living. The spacious primary suite features a private bath and ample closet space, while two additional bedrooms provide flexibility for guests, family, or a home office. The open-concept living, dining, and kitchen areas create an inviting space for everyday living and entertaining. Large windows fill the home with natural light, and sliding patio doors lead to a private outdoor patio perfect for relaxing or dining outdoors. Situated on a leased lot in a welcoming community. Lot rent applies. Contact the listing agent for current lot rent, park rules, and additional details.

Key facts

• Ample closet space
• Built 2003
• Listed 6 days

Tags

• PRIVATE OUTDOOR PATIO
• AMPLE CLOSET SPACE

Property features AI

Finance

• Other: Property zoned RES; Lot acreage less than 1/2 acre

Exterior

• Utilities: Well water; Private septic system
• Home design: Single-family, one-story home; Entry and main living on main level
• Construction: Information source indicates year built from assessor/public record
• Exterior features: Vinyl exterior; Garden shed

Interior

• Kitchen: Dishwasher; Oven; Range; Kitchen island
• Bedrooms: Main-level master bedroom, approximately 14 x 14
• Bathrooms: Two full bathrooms; Master bathroom with tub only
• Heating & cooling: Central air; Forced air; Natural gas heating
• Interior features: Open main-level living area; Kitchen island
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.8% vs local median 1.7% in Portage — 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 78/100 on livability (#103 in WI, #2,668 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, commute D, amenities F.
• Portage Community School District (town): math 34% / reading 37% proficiency, ranked #218 of 342 in WI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 219 units permitted in Columbia County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Columbia County population projected at -10% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,900

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: 1.25% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $299,936
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
N6312 Hillcrest Rd	0.17mi	2/1.5 (-1)	1,392 (-4%)	10mo	$300,000	$216	69
N6327 Hillcrest Rd	0.14mi	3/1.5	1,625 (+12%)	17mo	$291,000	$179	58
N6376 Hillcrest Rd	0.20mi	4/2.0 (+1)	1,672 (+15%)	11mo	$345,000	$206	52
N6145 Hillcrest Rd	0.38mi	2/1.5 (-1)	1,332 (-8%)	17mo	$271,000	$203	47

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,539
• Equity at exit: $14,895

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $26,378
• Equity at exit: $8,638

Cash invested: $27,972 (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 53954

• Home prices YoY: -14.7%
• Active inventory: 23
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $294

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 71%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $99,900 Active 7 DOM
2. 2026-06-18
   days on market $99,900 Active 6 DOM
3. 2026-06-17
   days on market $99,900 Active 5 DOM
4. 2026-06-16
   days on market $99,900 Active 4 DOM
5. 2026-06-15
   days on market $99,900 Active 3 DOM
6. 2026-06-12
   remarks 691-char remark
7. 2026-06-12
   listed $99,900 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: $14,949
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,906
• Taxable income: $2,057
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $3,031/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 well-maintained 3-bedroom, 2-bath manufactured home offers comfortable and affordable living. Simple updates can significantly enhance its resale and rental value.

Repairs flagged

• Minor paint — paint appears faded
• Minor landscaping — simple landscaping

Value-add opportunities

• Both paint interior walls — Fresh paint can improve the home's appearance and value
• Both landscaping — Aesthetic improvements can enhance curb appeal and value
• Both HVAC maintenance — A clean and functioning HVAC system is essential for comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint appears faded	Minor	$500–3,000
landscaping · simple landscaping	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both landscaping — Aesthetic improvements can enhance curb appeal and value ↑
• Both HVAC maintenance — A clean and functioning HVAC system is essential for comfort and energy efficiency ↑

ⓘ 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: Portage Community School District
• NCES district ID: 5512060
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $48,958
• Composite: 30.66/100
• National rank: #6184
• State rank: #218 of 342 in WI

Livability — Portage

• Score: 78/100
• State rank: #103
• US rank: #2668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,654
• Population (ZIP): 6,579

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 56,322 people
• By 2030: 55,530 · -1.4%
• By 2040: 53,204 · -5.5%
• By 2050: 50,388 · -10.5%
• By 2075: 44,799 · -20.5%
• By 2100: 38,207 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Portuguese 9% Romanian 5% Iranian 2%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Columbia

• 2024 margin: Toss-up / Even · D 47.0% · R 51.6% · Other 1.3%
• 2008→2024 swing: -19.9pp toward R · 2008: 15.3pp · 2024: -4.6pp
• All cycles: 2024: R+4.6 2020: R+1.5 2016: R+2.2 2012: D+13.6 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.02%
• Current HPI: 320.2928
• 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

• 2026-06-12 Listed $99,900 METROMLS