471 N Fulton St · Princeton, WI 54968

$74,900

3 bd · 2.0 ba · 776 sqft · Other · 28 Days on market

Built 1950 8,712 sqft lot ↓ 59% since listing

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This residential home at 471 N Fulton St offers a great opportunity for buyers or investors looking to add value. The property features two bedrooms, two bathrooms along with two bonus rooms. Property is currently in the middle of renovations, allowing you to finish to your own vision. Conveniently located near local amenities and downtown Princeton. The home is being sold strictly as-is.

Key facts

• Functional layout
• Local amenities
• 8,712 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• LOCAL AMENITIES
• POTENTIAL FOR RENOVATION

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; One story
• Construction: Estimated 776 finished above-grade square feet
• Exterior features: Vinyl exterior; 0.2-acre lot; Residential zoning

Interior

• Kitchen: Kitchen on the main level (10 x 14)
• Bedrooms: Main-level master bedroom (9 x 18); Main-level bedroom 2 (7 x 8); Main-level bedroom 3 (9 x 18)
• Bathrooms: Two full bathrooms; No master bathroom
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Full basement; Bonus room on the main level; Living room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($765 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.5% in Princeton — 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 69/100 on livability (#350 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.
• Princeton School District (rural): math 40% / reading 45% proficiency, ranked #222 of 426 in WI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 38 units permitted in Green Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Green Lake County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.2

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-6,626
• Equity at exit: $11,168

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,358
• Equity at exit: $6,476

Cash invested: $20,972 (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 54968

• Home prices YoY: -22.9%
• Active inventory: 23
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $765 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $86

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 84%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $74,900 Pending 28 DOM
2. 2026-06-08
   days on market $74,900 Active 28 DOM
3. 2026-06-08
   days on market $74,900 Active 27 DOM
4. 2026-06-05
   days on market $74,900 Active 25 DOM
5. 2026-06-03
   days on market $74,900 Active 23 DOM
6. 2026-06-02
   days on market $74,900 Active 22 DOM
7. 2026-06-02
   price $74,900 Active 21 DOM
8. 2026-06-01
   days on market $79,900 Active 21 DOM
9. 2026-05-31
   days on market $79,900 Active 20 DOM
10. 2026-05-11
    listed $84,900 Active 525-char remark
11. 2026-04-28
    historical 391-char remark

    Show marketing remark (391 chars)

    This residential home at 471 N Fulton St offers a great opportunity for buyers or investors looking to add value. The property features two bedrooms, two bathrooms along with two bonus rooms. Property is currently in the middle of renovations, allowing you to finish to your own vision. Conveniently located near local amenities and downtown Princeton. The home is being sold strictly as-is.

12. 2026-03-27
    price $109,900 391-char remark

    Show marketing remark (391 chars)

    This residential home at 471 N Fulton St offers a great opportunity for buyers or investors looking to add value. The property features two bedrooms, two bathrooms along with two bonus rooms. Property is currently in the middle of renovations, allowing you to finish to your own vision. Conveniently located near local amenities and downtown Princeton. The home is being sold strictly as-is.

13. 2026-03-20
    price $119,900 391-char remark

    Show marketing remark (391 chars)

    This residential home at 471 N Fulton St offers a great opportunity for buyers or investors looking to add value. The property features two bedrooms, two bathrooms along with two bonus rooms. Property is currently in the middle of renovations, allowing you to finish to your own vision. Conveniently located near local amenities and downtown Princeton. The home is being sold strictly as-is.

14. 2026-02-26
    price $129,900 391-char remark

    Show marketing remark (391 chars)

    This residential home at 471 N Fulton St offers a great opportunity for buyers or investors looking to add value. The property features two bedrooms, two bathrooms along with two bonus rooms. Property is currently in the middle of renovations, allowing you to finish to your own vision. Conveniently located near local amenities and downtown Princeton. The home is being sold strictly as-is.

15. 2026-02-09
    listed $139,900 Active 391-char remark

    Show marketing remark (391 chars)

    This residential home at 471 N Fulton St offers a great opportunity for buyers or investors looking to add value. The property features two bedrooms, two bathrooms along with two bonus rooms. Property is currently in the middle of renovations, allowing you to finish to your own vision. Conveniently located near local amenities and downtown Princeton. The home is being sold strictly as-is.

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 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: $9,174
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$734
• − Management: −$734
• − Depreciation: −$2,179
• Taxable loss: −$166
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $1,076/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: Princeton School District
• NCES district ID: 5512300
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $44,548
• Composite: 38.36/100
• National rank: #8527
• State rank: #222 of 426 in WI

Livability — Princeton

• Score: 69/100
• State rank: #350
• US rank: #8962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, WI
• City population: 2,742
• Population (ZIP): 2,742

Population outlook (Green Lake County) Hauer SSP2

• Today (2025): 18,322 people
• By 2030: 17,895 · -2.3%
• By 2040: 16,822 · -8.2%
• By 2050: 15,695 · -14.3%
• By 2075: 14,062 · -23.3%
• By 2100: 12,119 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Romanian 13% Portuguese 4% Lithuanian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Green Lake

• 2024 margin: Solid R (+36.3) · D 31.3% · R 67.6% · Other 1.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -14.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.8 2016: R+37.7 2012: R+20.6 2008: R+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.37%
• Current HPI: 216.7723
• 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

-58.5% since first listed

10 events — show timeline

• 2026-06-17 Sold (MLS) $58,000 SCWMLS
• 2026-06-08 Pending — SCWMLS
• 2026-06-01 Price Changed $74,900 SCWMLS
• 2026-05-22 Price Changed $79,900 SCWMLS
• 2026-05-11 Listed $84,900 SCWMLS
• 2026-04-28 Listing Removed — SCWMLS
• 2026-03-27 Price Changed $109,900 SCWMLS
• 2026-03-20 Price Changed $119,900 SCWMLS
• 2026-02-26 Price Changed $129,900 SCWMLS
• 2026-02-09 Listed $139,900 SCWMLS

Property tax history

+9.5%/yr

Latest (2025): $4,599 · +203.5% YoY. Source: county tax records.