1214 S Greenwood Ave · Green Bay, WI 54304

$189,900

3 bd · 2.0 ba · 1,741 sqft · Other · 11 Days on market

Built 1908 4,791 sqft lot

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Southwest Green Bay location! This 2-story home offers 1,741 square feet of living space with 3 bedrooms, 2 bathrooms, upper 12x6 sitting area great for a den and a full basement. Kitchen with oak cabinets and laminate wood flooring. 1st floor laundry room. The home is ideal for an investor looking to add to their portfolio or an owner-occupant. Close to shopping, restaurants and Lambeau Field!!

Key facts

• Oak cabinets
• Upper sitting area
• Full basement

Tags

• SOUTHWEST GREEN BAY LOCATION
• UPPER SITTING AREA
• FULL BASEMENT
• OAK CABINETS
• LAMINATE WOOD FLOORING
• 1ST FLOOR LAUNDRY ROOM

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 1.5-story single-family home; Construction completed; Year built from assessor/public record
• Construction: Vinyl exterior; Full basement (block) with sump pump
• Exterior features: Vinyl exterior; Lot under 1/2 acre (approx. 0.11 acre); Residential zoning

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator; Kitchen located on main level, approx. 15 x 10
• Bedrooms: Master bedroom on main level, approx. 12 x 11; Second bedroom on main level, approx. 10 x 13; Third bedroom on upper level, approx. 15 x 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: High speed internet; Full basement with sump pump and block construction

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.3% vs local median 3.2% in Green Bay — 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 (#238 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, schools D-, commute F.
• Green Bay Area Public School District (urban): math 18% / reading 20% proficiency, ranked #333 of 342 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 85 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,585 units permitted in Brown County in 2024 (877 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Brown County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $190k implies a 533% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1908 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.04% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.0

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-10,572
• Equity at exit: $28,315

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $16,765
• Equity at exit: $16,419

Cash invested: $53,172 (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 54304

• Home prices YoY: -34.3%
• Active inventory: 85
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$996
• Tax from tax record: −$165 /mo · $1,983/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $317

Break-even live

Break-even rent $1,570

Max offer price $189,900

Occupancy floor 79%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 14th Ave Green Bay, WI	3.0	1.0	1089	$1,699	$1.56	21d	1	0.52mi
115 E Walnut St Green Bay, WI	2.0	1.0–2.0	989	$3,375	$3.41	13d	12	1.14mi
715 Chicago St Green Bay, WI	3.0	2.0	1330	$1,750	$1.32	21d	1	1.20mi
216 Northland Ave Green Bay, WI	2.0–3.0	1.0–2.0	1050	$2,160	$2.06	21d	8	1.31mi
401 N Washington St Green Bay, WI	2.0	1.0–2.0	941	$1,875	$1.99	21d	11	1.34mi
2151 Early St Green Bay, WI	3.0	1.0	1400	$1,575	$1.12	43d	1	1.35mi
419 Donald Driver Way Green Bay, WI	1.0–2.0	1.0–2.0	986	$2,325	$2.36	13d	36	1.39mi
798 Element Way Unit 223 Ashwaubenon, WI	2.0	2.0	1172	$2,075	$1.77	43d	1	1.45mi
798 Element Way Unit 123 Ashwaubenon, WI	2.0	2.0	1172	$2,000	$1.71	21d	1	1.45mi
746 Element Way Apt 201 Ashwaubenon, WI	2.0	2.0	1190	$2,115	$1.78	21d	1	1.48mi
840 Element Way Unit 840-229 Green Bay, WI	2.0	2.0	1169	$2,125	$1.82	21d	1	1.49mi
840 Element Way Unit 840-313 Green Bay, WI	2.0	2.0	1207	$2,090	$1.73	43d	1	1.49mi
840 Element Way Unit 840-221 Green Bay, WI	2.0	2.0	1242	$2,225	$1.79	43d	1	1.49mi

Listing history 10 events

1. 2026-06-19
   days on market $189,900 Active 11 DOM
2. 2026-06-18
   days on market $189,900 Active 10 DOM
3. 2026-06-17
   days on market $189,900 Active 9 DOM
4. 2026-06-16
   days on market $189,900 Active 8 DOM
5. 2026-06-15
   days on market $189,900 Active 7 DOM
6. 2026-06-14
   days on market $189,900 Active 5 DOM
7. 2026-06-13
   days on market $189,900 Active 4 DOM
8. 2026-06-10
   days on market $189,900 Active 2 DOM
9. 2026-06-09
   remarks 404-char remark
10. 2026-06-09
    listed $189,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $1,983 · $165/mo
• Projected year-2 tax: $2,748 · $229/mo
• Expected delta: +$765/yr (+$64/mo · 38.6%)

ⓘ 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 ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,660
• − Mortgage interest: −$10,637
• − Property taxes: −$1,983
• − Insurance: −$950
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$5,524
• Taxable income: $780
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $3,621/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: Green Bay Area Public School District
• NCES district ID: 5505820
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 20% ▼ -8.00%
• Median HH income: $46,617
• Composite: 16.76/100
• National rank: #9160
• State rank: #333 of 342 in WI

Livability — Green Bay

• Score: 71/100
• State rank: #238
• US rank: #6377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Bay, WI
• County: Brown County · 159,123 people
• City population: 86,988
• Metro: Green Bay, WI
• Population (ZIP): 28,502
• Household income: $63,865
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 908.0

Population outlook (Brown County) Hauer SSP2

• Today (2025): 277,484 people
• By 2030: 285,604 · +2.9%
• By 2040: 298,167 · +7.5%
• By 2050: 305,141 · +10.0%
• By 2075: 315,496 · +13.7%
• By 2100: 305,184 · +10.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 10% Asian 5% Native American 5% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 7% English 6% Lithuanian 4%
• Foreign-born: 5% · Canada, China
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Brown

• 2024 margin: Lean R (+7.5) · D 45.6% · R 53.1% · Other 1.3%
• 2008→2024 swing: -16.7pp toward R · 2008: 9.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+7.2 2016: R+10.8 2012: R+1.8 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.27%
• Current HPI: 274.4544
• Rent YoY: —
• Metro: Green Bay, 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

+533.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $189,900 RANW
• 2010-05-07 Sold (Public Records) $30,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,983 · +24.4% YoY. Source: county tax records.