314 E Hancock St · New London, WI 54961

$149,900

3 bd · 1.0 ba · 1,372 sqft · Other · 50 Days on market

Built 1920 7,405 sqft lot

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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
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this charming New London home! Featuring 3 bedrooms and 1 full bath, the layout offers flexibility with two bedrooms on the main level and a spacious upper-level third bedroom - perfect for a private retreat, office, or bonus space. Recent updates include newer flooring and fresh paint in many areas, giving you a great head start. With a little TLC and your personal touch, this home has the potential to truly shine. Outside, you?ll find a large backyard with plenty of space for entertaining, gardening, or relaxing. Whether you're a first-time buyer, investor, or someone looking to build equity, this home is priced to sell and full of opportunity. Schedule your showing

Key facts

• 7,405 sq ft lot
• Built 1920
• Listed 50 days

Property features AI

Finance

• Other: Lot size approximately 0.17 acre (zoned Residential)

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Construction completed
• Construction: Assessor/Public Record for year built
• Exterior features: Vinyl and cedar exterior

Interior

• Kitchen: Kitchen on main level — 17 x 10
• Bedrooms: Master bedroom (Main) — 14 x 10; Bedroom 2 (Main) — 11 x 9; Bedroom 3 (Upper) — 24 x 12
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Full stone basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.9% in New London — 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 (#268 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• New London School District (town): math 48% / reading 37% proficiency, ranked #120 of 342 in WI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 460 units permitted in Outagamie County in 2024 (30 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 $4k of value loss. Plan a longer hold.
• Outagamie County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $122k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.66% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.31%
• DSCR: 2.26
• GRM: 5.0

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: 22.5%
• Equity multiple: 1.92×
• Total profit: $38,782
• Equity at exit: $22,351

10-year hold

• IRR: 30.5%
• Equity multiple: 3.74×
• Total profit: $114,993
• Equity at exit: $12,961

Cash invested: $41,972 (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 54961

• Home prices YoY: -32.2%
• Active inventory: 39
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$786
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $990

Break-even live

Break-even rent $1,238

Max offer price $149,900

Occupancy floor 55%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 W Wolf River Ave Unit WR 305-410 New London, WI	2.0	2.0	1279	$2,625	$2.05	21d	1	0.45mi
305 W Wolf River Ave Unit WR 305-210 New London, WI	2.0	2.0	1279	$2,550	$1.99	21d	1	0.45mi
305 W Wolf River Ave Unit WR 305-238 New London, WI	2.0	2.0	1220	$2,425	$1.99	21d	1	0.45mi
305 W Wolf River Ave Unit WR 305-300 New London, WI	2.0	2.0	1220	$2,350	$1.93	21d	1	0.45mi
305 W Wolf River Ave Unit WR 305-438 New London, WI	2.0	2.0	1220	$2,500	$2.05	21d	1	0.45mi

Listing history 19 events

1. 2026-06-18
   days on market $149,900 Active 50 DOM
2. 2026-06-17
   days on market $149,900 Active 49 DOM
3. 2026-06-16
   days on market $149,900 Active 48 DOM
4. 2026-06-15
   days on market $149,900 Active 47 DOM
5. 2026-06-15
   days on market $149,900 Active 46 DOM
6. 2026-06-13
   days on market $149,900 Active 45 DOM
7. 2026-06-12
   days on market $149,900 Active 44 DOM
8. 2026-06-09
   days on market $149,900 Active 41 DOM
9. 2026-06-08
   days on market $149,900 Active 40 DOM
10. 2026-06-08
    days on market $149,900 Active 39 DOM
11. 2026-06-05
    days on market $149,900 Active 37 DOM
12. 2026-06-03
    days on market $149,900 Active 35 DOM
13. 2026-06-02
    days on market $149,900 Active 34 DOM
14. 2026-06-01
    days on market $149,900 Active 33 DOM
15. 2026-05-31
    days on market $149,900 Active 32 DOM
16. 2026-04-29
    listed $149,900 Active
17. 2023-10-18
    soldstatus $122,200
18. 2013-01-08
    soldstatus $41,500
19. 2004-08-18
    soldstatus $64,000

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $2,165 · $180/mo
• Expected delta: +$608/yr (+$51/mo · 39.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,902
• − Mortgage interest: −$8,397
• − Property taxes: −$1,557
• − Insurance: −$750
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$4,361
• Taxable income: $10,054
• Est. tax owed @ 24.0%: −$2,413
• After-tax cash flow: $9,470/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: New London School District
• NCES district ID: 5510590
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $55,684
• Composite: 37.17/100
• National rank: #4480
• State rank: #120 of 342 in WI

Livability — New London

• Score: 71/100
• State rank: #268
• US rank: #6862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New London, WI
• Population (ZIP): 14,310

Population outlook (Outagamie County) Hauer SSP2

• Today (2025): 195,863 people
• By 2030: 201,154 · +2.7%
• By 2040: 209,053 · +6.7%
• By 2050: 211,957 · +8.2%
• By 2075: 214,299 · +9.4%
• By 2100: 200,825 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Asian 1% Black 1%
• Common ancestry: Romanian 7% Portuguese 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Outagamie

• 2024 margin: R (+10.2) · D 44.2% · R 54.4% · Other 1.5%
• 2008→2024 swing: -21.8pp toward R · 2008: 11.6pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+9.9 2016: R+12.6 2012: R+1.8 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.06%
• Current HPI: 214.5592
• 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

+134.2% since first listed

4 events — show timeline

• 2026-04-29 Listed $149,900 RANW
• 2023-10-18 Sold (Public Records) $122,200 Public Records
• 2013-01-08 Sold (Public Records) $41,500 Public Records
• 2004-08-18 Sold (Public Records) $64,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,557 · +14.2% YoY. Source: county tax records.