1631 N Alvin St · Appleton, WI 54911

$239,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 28 Days on market

Built 1912 9,147 sqft lot Est $243k · at est.

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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 +14.7/30.0
• ARV discount +8.1/15.0
• DSCR +4.5/10.0
• Livability +4.1/5.0
• 1% rule +3.6/10.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely two-story home features original woodwork and hardwood flooring. Exterior features include a covered front porch and a detached garage. The property is situated on a large, deep lot with many mature trees, providing a private outdoor space. This residence offers traditional architectural character alongside a functional layout and yard space. This one will not last long, so schedule your private showing today.

Key facts

• Covered front porch
• Large deep lot
• Functional layout

Tags

• COVERED FRONT PORCH
• DETACHED GARAGE
• LARGE DEEP LOT
• MATURE TREES
• PRIVATE OUTDOOR SPACE
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Some window treatments and bedroom armoires/closets included; Dishwasher is excluded

Exterior

• Parking: Detached 2-car garage; Total of 2 garage parking spaces
• Utilities: Municipal water; Municipal sewer; Natural gas; Electric service (standard)
• Home design: Single-family, 2-story home; Construction completed; Lot is under 1/2 acre (approx. 0.21 acre); Residential zoning
• Construction: Cedar siding; Block foundation
• Exterior features: Cedar exterior; Sidewalks

Interior

• Kitchen: Microwave; Range/oven; Refrigerator; Formal dining room adjacent to the kitchen
• Bedrooms: Primary bedroom (upper level) — approximately 10 x 9; Bedroom 2 (upper level) — approximately 13 x 12; Bedroom 3 (upper level) — approximately 11 x 9; Bedroom 4 (upper level) — approximately 11 x 11
• Flooring: Wood floors
• Bathrooms: At least one tub; One full bathroom
• Heating & cooling: Natural gas heat; Central air conditioning
• Interior features: Cable/satellite available; High-speed internet available; Wood floors; Full basement with block foundation
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $60 ($719/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 $206k (14.1% below list).
• Recommended offer: $206k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.8% in Appleton — 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 (#44 in WI, #1,073 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Appleton Area School District (urban): math 33% / reading 36% proficiency, ranked #224 of 342 in WI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 32 active listings in the ZIP; 23 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).
• This rent runs 37% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $240k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,975 (14.1% below list)

Questions for the listing agent

1. Built in 1912 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $243,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1904 N Alvin St	0.19mi	3/2.0	1,344 (0%)	1mo	$281,000	$209	86
1525 N Clark St	0.19mi	2/1.5 (-1)	1,314 (-2%)	2mo	$246,000	$187	79
2108 N Richmond St	0.35mi	3/2.0	1,368 (+2%)	3mo	$247,000	$181	74
726 W Summer St	0.35mi	3/2.0	1,421 (+6%)	3mo	$240,000	$169	68
914 W Brewster St	0.34mi	3/2.0	1,444 (+7%)	2mo	$245,000	$170	66
731 W Elsie St	0.66mi	3/1.5	1,344 (0%)	2mo	$200,000	$149	65
1019 W Oklahoma St	0.71mi	3/1.5	1,368 (+2%)	2mo	$255,000	$186	61
1314 N Harriman St	0.23mi	3/2.0	1,540 (+15%)	2mo	$265,000	$172	59
225 E Circle St	0.51mi	2/1.0 (-1)	1,462 (+9%)	1mo	$265,000	$181	56
109 E Hancock St	0.68mi	3/1.5	1,258 (-6%)	0mo	$230,000	$183	55
727 N Bennett St	0.61mi	3/1.0	1,497 (+11%)	1mo	$279,700	$187	52
923 W Elsie St	0.72mi	2/1.0 (-1)	1,224 (-9%)	2mo	$210,000	$172	45

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-39,800
• Equity at exit: $35,770

10-year hold

• IRR: -13.8%
• Equity multiple: 0.28×
• Total profit: $-48,323
• Equity at exit: $20,742

Cash invested: $67,172 (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 54911

• Rents YoY: 0.7%
• Active inventory: 32
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$209 /mo · $2,511/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $60

Break-even live

Break-even rent $1,984

Max offer price $239,900

Occupancy floor 92%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 N Superior St Unit 1208 LOWER Appleton, WI	2.0	1.0	950	$1,500	$1.58	43d	1	0.39mi
229 W Marquette St Appleton, WI	4.0	1.0	1152	$1,625	$1.41	44d	1	0.41mi
1114 N Superior St Unit 2 Appleton, WI	2.0	1.0	900	$900	$1.00	13d	1	0.42mi
806 N Richmond St Appleton, WI	4.0	1.5	1260	$2,695	$2.14	21d	1	0.56mi
1006 W Spring St Appleton, WI	2.0	1.0	900	$2,250	$2.50	43d	1	0.56mi
826 W Elsie St Appleton, WI	4.0	2.0	1328	$1,800	$1.36	21d	1	0.70mi
1115 N Mason St Appleton, WI	3.0	2.0	1664	$1,495	$0.90	13d	1	0.75mi
517 N Morrison St Appleton, WI	3.0	1.5	1400	$1,495	$1.07	13d	1	0.85mi
701 E Longview Dr Unit 701 Appleton, WI	3.0	1.5	1400	$1,700	$1.21	21d	1	1.02mi
1207 W Ridgeview Dr Unit 1061620P Appleton, WI	3.0	1.5	1399	$6,950	$4.97	21d	1	1.04mi
1209 W Ridgeview Dr Unit 1061635P Appleton, WI	3.0	1.5	1399	$5,014	$3.58	13d	1	1.04mi
2409 N Eugene St Unit 1 Appleton, WI	2.0	2.0	1000	$1,400	$1.40	13d	1	1.09mi
807 E Atlantic St Appleton, WI	3.0	1.0	960	$1,799	$1.87	21d	1	1.11mi
105 W College Ave Appleton, WI	1.0–2.0	1.0–2.0	843	$1,975	$2.34	13d	15	1.12mi
118 N Durkee St Appleton, WI	1.0–2.0	1.0–2.0	849	$1,850	$2.18	13d	3	1.12mi
320 E College Ave Unit 307 Appleton, WI	3.0	2.0	1525	$2,500	$1.64	43d	1	1.17mi
320 E College Ave Unit 603 Appleton, WI	2.0	2.0	1592	$2,995	$1.88	43d	1	1.17mi
320 E College Ave Unit 204 Appleton, WI	2.0	2.0	1298	$2,500	$1.93	21d	1	1.17mi
320 E College Ave Unit 208 Appleton, WI	2.0	2.0	1443	$2,400	$1.66	43d	1	1.17mi
217 S Badger Ave Unit 1387451P Appleton, WI	3.0	2.0	1194	$3,470	$2.91	13d	1	1.21mi
228 N Rankin St Unit 1061616P Appleton, WI	2.0	1.0	1097	$6,795	$6.19	13d	1	1.36mi
2130 W Russet Ct Appleton, WI	1.0–2.0	1.0	900	$1,270	$1.41	13d	1	1.38mi
609 S State St Unit 1061651P Appleton, WI	4.0	2.5	1593	$3,236	$2.03	43d	1	1.39mi

Listing history 20 events

1. 2026-06-19
   days on market $239,900 Active 28 DOM
2. 2026-06-18
   days on market $239,900 Active 27 DOM
3. 2026-06-17
   days on market $239,900 Active 26 DOM
4. 2026-06-16
   price $239,900 Active 25 DOM
5. 2026-06-16
   days on market $249,900 Active 25 DOM
6. 2026-06-15
   days on market $249,900 Active 24 DOM
7. 2026-06-14
   days on market $249,900 Active 22 DOM
8. 2026-06-13
   days on market $249,900 Active 21 DOM
9. 2026-06-10
   days on market $249,900 Active 19 DOM
10. 2026-06-09
    days on market $249,900 Active 18 DOM
11. 2026-06-08
    days on market $249,900 Active 17 DOM
12. 2026-06-07
    days on market $249,900 Active 16 DOM
13. 2026-06-05
    days on market $249,900 Active 13 DOM
14. 2026-06-03
    days on market $249,900 Active 12 DOM
15. 2026-06-02
    days on market $249,900 Active 11 DOM
16. 2026-06-01
    days on market $249,900 Active 10 DOM
17. 2026-05-31
    days on market $249,900 Active 9 DOM
18. 2026-05-30
    days on market $249,900 Active 8 DOM
19. 2026-05-22
    listed $249,900 Active
20. 2007-01-02
    soldstatus $96,700

ⓘ 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: $2,511 · $209/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$964/yr (+$80/mo · 38.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,717
• − Mortgage interest: −$13,438
• − Property taxes: −$2,511
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$6,979
• Taxable loss: −$3,365
• Est. tax savings @ 24.0%: +$808
• After-tax cash flow: $1,527/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: Appleton Area School District
• NCES district ID: 5500390
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $53,892
• Composite: 30.3/100
• National rank: #6279
• State rank: #224 of 342 in WI

Livability — Appleton

• Score: 82/100
• State rank: #44
• US rank: #1073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Appleton, WI
• County: Outagamie County · 155,051 people
• City population: 126,671
• Metro: Appleton, WI
• Population (ZIP): 25,308
• Household income: $67,001
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 876.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 9% Iranian 5% Portuguese 4%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 90% English-only · Other Asian/Pacific 4% Spanish 3% Chinese 1%

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: ▼ -237.96%
• Current HPI: 218.9027
• Rent YoY: ▲ 0.67%
• Metro: Appleton, 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

+158.4% since first listed

2 events — show timeline

• 2026-05-22 Listed $249,900 RANW
• 2007-01-02 Sold (Public Records) $96,700 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,511 · +7.0% YoY. Source: county tax records.