1201 Crooks Ave · Kaukauna, WI 54130

$175,000

6 bd · 4.0 ba · 1,422 sqft · SingleFamily · 46 Days on market

Built 1908 6,098 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1201 Crooks Ave in Kaukauna! This upper/lower duplex presents a great opportunity for both owner-occupants and investors alike. Whether you're looking to start building your investment portfolio or expand an existing one, this property offers solid potential. 1 upper BR has electric heat. Exterior features a durable asbestos/asphalt exterior. Showing Requirements: 24-hour notice required for all showings 48-hour response time for all offers

Key facts

• 6,098 sq ft lot
• Built 1908
• Listed 46 days

Property features AI

Finance

• Other: Lot size approximately 0.14 acre (< 1/2 acre)

Exterior

• Parking: No parking
• Utilities: Municipal water; Municipal sewer; Electric service; Natural gas service
• Home design: Multi-family property; 1.5-story / Bi-level design; 2 units in the building; Zoned for 2-family/duplex
• Construction: Assessor/public record used for year built
• Exterior features: Other exterior finish

Interior

• Kitchen: Unit 2 kitchen ~8 x 13; Includes 2 stoves and 2 refrigerators (included with the property)
• Bedrooms: Unit 1: 1 bedroom; Unit 2: 2 bedrooms (master ~8 x 11; second bedroom ~11 x 15)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Electric heating/utility available; Natural gas heating/utility available
• Interior features: Full stone basement

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.9% in Kaukauna — 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 89/100 on livability (#9 in WI, #120 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+.
• Kaukauna Area School District (suburban): math 46% / reading 42% proficiency, ranked #98 of 342 in WI (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dr H B Tanner Elementary (502 students, 26% FRL); River View School (math 48% / reading 45%, grade D+, #85 of 383 statewide, top 23%, 1,148 students, 26% FRL); Kaukauna High (math 22% / reading 33%, grade F, #256 of 483 statewide, top 54%, 1,261 students, 21% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: 61 active listings in the ZIP; solid renter incomes; 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 $5k 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 46 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $175k implies a 171% 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1908 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.09% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.6

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-7,231
• Equity at exit: $26,093

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $20,931
• Equity at exit: $15,131

Cash invested: $49,000 (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 54130

• Active inventory: 61
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$186 /mo · $2,227/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $332

Break-even live

Break-even rent $1,489

Max offer price $175,000

Occupancy floor 78%

Sensitivity live

Price	-10% $431	-5% $381	+0% $332	+5% $282	+10% $233
Rent	-10% $181	-5% $256	+0% $332	+5% $407	+10% $482
Rate	-1.0pp $420	-0.5pp $376	base $332	+0.5pp $286	+1.0pp $240

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-10
   status $175,000 Pending 46 DOM
2. 2026-06-09
   days on market $175,000 Active w/ Contract 46 DOM
3. 2026-06-08
   days on market $175,000 Active w/ Contract 45 DOM
4. 2026-06-07
   days on market $175,000 Active w/ Contract 44 DOM
5. 2026-06-05
   days on market $175,000 Active w/ Contract 41 DOM
6. 2026-06-03
   days on market $175,000 Active w/ Contract 40 DOM
7. 2026-06-02
   days on market $175,000 Active w/ Contract 39 DOM
8. 2026-06-01
   days on market $175,000 Active w/ Contract 38 DOM
9. 2026-05-31
   days on market $175,000 Active w/ Contract 37 DOM
10. 2026-05-30
    days on market $175,000 Active w/ Contract 36 DOM
11. 2026-04-29
    historical Active w/ Contract
12. 2026-04-22
    listed $175,000 Active
13. 2019-07-23
    soldstatus $64,500
14. 2002-10-21
    soldstatus $69,000

ⓘ 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: $2,227 · $186/mo
• Projected year-2 tax: $2,732 · $228/mo
• Expected delta: +$505/yr (+$42/mo · 22.7%)

ⓘ 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 ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,903
• − Mortgage interest: −$9,803
• − Property taxes: −$2,227
• − Insurance: −$875
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$5,091
• Taxable income: $1,243
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $3,681/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: Kaukauna Area School District
• NCES district ID: 5507290
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $60,141
• Composite: 38.81/100
• National rank: #4118
• State rank: #98 of 342 in WI

Livability — Kaukauna

• Score: 89/100
• State rank: #9
• US rank: #120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaukauna, WI
• County: Outagamie County · 155,051 people
• City population: 28,380
• Metro: Appleton, WI
• Population (ZIP): 28,380
• Household income: $89,131
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 504.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Iranian 15% Romanian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -125.51%
• Current HPI: 213.4207
• Rent YoY: —
• 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

+153.6% since first listed

4 events — show timeline

• 2026-04-29 Contingent — RANW
• 2026-04-22 Listed $175,000 RANW
• 2019-07-23 Sold (Public Records) $64,500 Public Records
• 2002-10-21 Sold (Public Records) $69,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,227 · +54.6% YoY. Source: county tax records.