15 6th St · Fond du Lac, WI 54935

$179,900

6 bd · 4.0 ba · 1,956 sqft · Other · 2 Days on market

Built 1880 3,049 sqft lot $92/sqft · at area comps Est $179k · at est.

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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 +19.1/30.0
• ARV discount +7.3/15.0
• DSCR +6.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 pack of duplexes for sale! Add 6 units to your portfolio with one purchase! Addresses are 15, 17, and 23 6th St. Economies of Scale epitomized with all 6 units next door to one another! Fully occupied - $4,980/month rent. Tenants handle a majority of all Utility expenses. 15 6th is a 2 bed & 1 bed. 17 6th is a 2 bed & 1 or 2 bed. 23 6th is a 1 bed & 3 or 4 bed which also includes a 2 car garage. Convenient location attracts tenants to ensure limited vacancy. Updated roofs, windows, interiors and more.

Key facts

• Vinyl windows
• Newer roof
• New paint

Tags

• WALKING DISTANCE FROM MAIN ST
• HARDWOOD FLOORS
• UPDATED CABINETRY
• NEW PAINT
• VINYL WINDOWS
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $171k (5.2% below list).
• Recommended offer: $171k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.6% in Fond du Lac — 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 74/100 on livability (#170 in WI, #4,627 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, crime D.
• Fond Du Lac School District (urban): math 34% / reading 31% proficiency, ranked #255 of 342 in WI (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+11.2%/yr); 155 active listings in the ZIP; 154 units permitted in Fond du Lac County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/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 $5k of value loss. Plan a longer hold.
• Fond du Lac County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $345k (66%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $180k implies a 620% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,634 (5.2% below list)

Questions for the listing agent

1. Built in 1880 — 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. 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?
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: 0.95% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (median comp): $179,050
• List price: $179,900
• Delta: 193.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-8,021
• Equity at exit: $26,824

10-year hold

• IRR: 10.4%
• Equity multiple: 1.98×
• Total profit: $49,581
• Equity at exit: $15,554

Cash invested: $50,372 (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 54935

• Rents YoY: 11.2%
• Active inventory: 155
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $191

Break-even live

Break-even rent $1,465

Max offer price $179,900

Occupancy floor 84%

Sensitivity live

Price	-10% $292	-5% $242	+0% $191	+5% $140	+10% $89
Rent	-10% $56	-5% $123	+0% $191	+5% $258	+10% $325
Rate	-1.0pp $281	-0.5pp $236	base $191	+0.5pp $144	+1.0pp $97

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $179,900 Active 2 DOM
2. 2026-06-18
   remarks 560-char remark
3. 2026-06-18
   pricedays on marketlisting id $179,900 Active 1 DOM
4. 2026-06-17
   days on market $525,000 Active 48 DOM
5. 2026-06-16
   days on market $525,000 Active 47 DOM
6. 2026-06-15
   days on market $525,000 Active 46 DOM
7. 2026-06-14
   days on market $525,000 Active 44 DOM
8. 2026-06-12
   days on market $525,000 Active 43 DOM
9. 2026-06-09
   days on market $525,000 Active 40 DOM
10. 2026-06-08
    days on market $525,000 Active 39 DOM
11. 2026-06-07
    days on market $525,000 Active 38 DOM
12. 2026-06-05
    days on market $525,000 Active 35 DOM
13. 2026-06-03
    days on market $525,000 Active 34 DOM
14. 2026-06-02
    days on market $525,000 Active 33 DOM
15. 2026-06-01
    days on market $525,000 Active 32 DOM
16. 2026-05-31
    days on market $525,000 Active 31 DOM
17. 2026-05-30
    days on market $525,000 Active 30 DOM
18. 2026-04-29
    listed $525,000 Active 526-char remark

    Show marketing remark (526 chars)

    3 pack of duplexes for sale! Add 6 units to your portfolio with one purchase! Addresses are 15, 17, and 23 6th St. Economies of Scale epitomized with all 6 units next door to one another! Fully occupied - $4,980/month rent. Tenants handle a majority of all Utility expenses. 15 6th is a 2 bed & 1 bed. 17 6th is a 2 bed & 1 or 2 bed. 23 6th is a 1 bed & 3 or 4 bed which also includes a 2 car garage. Convenient location attracts tenants to ensure limited vacancy. Updated roofs, windows, interiors and more.

19. 2025-02-17
    historical $725
20. 2025-01-21
    listed $725
21. 2024-12-13
    historical $675
22. 2024-09-07
    listed $675
23. 2017-11-08
    soldstatus $25,000
24. 2013-03-06
    listed $64,900 110-char remark

    Show marketing remark (110 chars)

    GREAT CASH FLOW!! 2 bedroom upper and lower duplex with 2 car garage. Close to downtown restaurants and shops.

25. 2013-03-06
    historical 110-char remark

    Show marketing remark (110 chars)

    GREAT CASH FLOW!! 2 bedroom upper and lower duplex with 2 car garage. Close to downtown restaurants and shops.

26. 2002-12-24
    soldstatus $110,000

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $2,498 · $208/mo
• Expected delta: +$830/yr (+$69/mo · 49.7%)

ⓘ 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 ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,476
• − Mortgage interest: −$10,077
• − Property taxes: −$1,668
• − Insurance: −$900
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$5,233
• Taxable loss: −$679
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $2,450/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: Fond Du Lac School District
• NCES district ID: 5504680
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $50,125
• Composite: 28.31/100
• National rank: #6786
• State rank: #255 of 342 in WI

Livability — Fond du Lac

• Score: 74/100
• State rank: #170
• US rank: #4627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fond du Lac, WI
• County: Fond du Lac County · 41,613 people
• City population: 41,613
• Metro: Fond du Lac, WI
• Population (ZIP): 41,613
• Household income: $63,144
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1157.0

Population outlook (Fond du Lac County) Hauer SSP2

• Today (2025): 102,433 people
• By 2030: 101,594 · -0.8%
• By 2040: 98,503 · -3.8%
• By 2050: 95,039 · -7.2%
• By 2075: 90,551 · -11.6%
• By 2100: 87,819 · -14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 6% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Lithuanian 4% Portuguese 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Fond du Lac

• 2024 margin: Strong R (+28.7) · D 35.1% · R 63.8% · Other 1.1%
• 2008→2024 swing: -19.7pp toward R · 2008: -9.0pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+26.5 2016: R+26.7 2012: R+15.0 2008: R+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.76%
• Current HPI: 205.5097
• Rent YoY: ▲ 11.15%
• Metro: Fond du Lac, 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

+377.3% since first listed

9 events — show timeline

• 2026-04-29 Listed $525,000 RANW
• 2025-02-17 Rental Removed $725 APPFOLIO
• 2025-01-21 Listed for Rent $725 APPFOLIO
• 2024-12-13 Rental Removed $675 BUILDIUM
• 2024-09-07 Listed for Rent $675 BUILDIUM
• 2017-11-08 Sold (Public Records) $25,000 Public Records
• 2013-03-06 Listing Removed — METROMLS
• 2013-03-06 Listed $64,900 METROMLS
• 2002-12-24 Sold (Public Records) $110,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,668 · -2.1% YoY. Source: county tax records.