107 S Andrews St · Shawano, WI 54166

$186,900

3 bd · 2.0 ba · 1,592 sqft · Other · 8 Days on market

Built 1870 7,013 sqft lot

---

Why this score? — see what drove the D 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Location! Walking distance to nearly everything Shawano has to offer! Unique Layout has potential for duplex conversion. Upstairs has Kitchenette, living room, full bath & 2 bedrooms. Main floor has Primary suite, full kitchen, Incredible Living room with gorgeous ceilings! and mudroom to full fenced backyard. Nice sturdy shed (with loft storage) too! Lower level has Laundry area and a great workshop area with storage. BRAND NEW FURNACE AND CENTRAL AIR!! Driveway has room for 2 cars.

Key facts

• Kitchenette
• Full kitchen
• Walking distance

Tags

• WALKING DISTANCE
• UNIQUE LAYOUT
• KITCHENETTE
• FULL BATH
• PRIMARY SUITE
• FULL KITCHEN

Property features AI

Finance

• Other: Lot under 1/2 acre (approximately 0.16 acre); Residential zoning
• Financial info: Total taxes reported

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: Two-story single-family home; Construction completed; Listed year built from assessor/public record
• Construction: Built (year per assessor/public record); Block foundation
• Exterior features: Fenced yard; Storage shed; Cedar exterior

Interior

• Kitchen: Kitchen on main level (17 x 13); Refrigerator; Range/oven; Microwave; Dishwasher
• Bedrooms: Main-level primary bedroom (13 x 11); Two additional main-level bedrooms (each 11 x 8)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement with block foundation; Mud room; Other upper-level room (13 x 11)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $187k.

Deal economics

• At list price, monthly cash flow is $83 ($997/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (13.1% below list).
• Recommended offer: $162k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% in Shawano — 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 71/100 on livability (#259 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment C-, amenities F, commute F.
• Shawano School District (town): math 26% / reading 28% proficiency, ranked #299 of 342 in WI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Shawano High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 803 students, 42% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 84 active listings in the ZIP; 77 units permitted in Shawano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Shawano County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $187k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,354 (13.1% below list)

Questions for the listing agent

1. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-25,026
• Equity at exit: $27,867

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-15,109
• Equity at exit: $16,160

Cash invested: $52,332 (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 54166

• Home prices YoY: -31.5%
• Active inventory: 84
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$980
• Tax from tax record: −$142 /mo · $1,698/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $83

Break-even live

Break-even rent $1,518

Max offer price $186,900

Occupancy floor 90%

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: $46,725
• Closing costs: $5,607
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $186,900 Active 8 DOM
2. 2026-06-17
   days on market $186,900 Active 7 DOM
3. 2026-06-16
   days on market $186,900 Active 6 DOM
4. 2026-06-16
   remarks 496-char remark
5. 2026-06-15
   days on market $186,900 Active 5 DOM
6. 2026-06-15
   days on market $186,900 Active 4 DOM
7. 2026-06-13
   days on market $186,900 Active 3 DOM
8. 2026-06-12
   remarks 466-char remark
9. 2026-06-12
   listed $186,900 Active 2 DOM

ⓘ 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: $1,698 · $142/mo
• Projected year-2 tax: $2,578 · $215/mo
• Expected delta: +$880/yr (+$73/mo · 51.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,482
• − Mortgage interest: −$10,469
• − Property taxes: −$1,698
• − Insurance: −$934
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$5,437
• Taxable loss: −$2,174
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $1,519/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: Shawano School District
• NCES district ID: 5513620
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $45,228
• Composite: 23.26/100
• National rank: #7933
• State rank: #299 of 342 in WI

Livability — Shawano

• Score: 71/100
• State rank: #259
• US rank: #6614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawano, WI
• Population (ZIP): 16,761

Population outlook (Shawano County) Hauer SSP2

• Today (2025): 39,186 people
• By 2030: 37,656 · -3.9%
• By 2040: 34,075 · -13.0%
• By 2050: 29,908 · -23.7%
• By 2075: 22,011 · -43.8%
• By 2100: 16,131 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Native American 8% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Lithuanian 3% Portuguese 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shawano

• 2024 margin: Solid R (+36.3) · D 31.3% · R 67.6% · Other 1.1%
• 2008→2024 swing: -39.9pp toward R · 2008: 3.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.6 2016: R+33.9 2012: R+10.0 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.40%
• Current HPI: 218.3593
• 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

+132.2% since first listed

2 events — show timeline

• 2026-06-08 Listed $186,900 RANW
• 2025-09-11 Sold (Public Records) $80,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,698 · +18.1% YoY. Source: county tax records.