1201 Crooks Ave

Kaukauna, WI 54130

$175,000C

6 bd · 4.0 ba · 1,422 sqft · Built 1908 · SingleFamily · Pending · 46 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,909/mo
• Mortgage (P&I): −$918
• Tax + insurance: −$258
• HOA: −$0
• Vac / Maint / Mgmt: −$401
• Net cashflow: $332/mo
• Annual: $3,979/yr
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• 1% rule: 1.09%
• Cash to close: $49,000

Investor read

• This is a 6-bed/4.0-bath single-family listed at $175k.
• 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).
• It's been on market 46 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 59 active listings in the ZIP; solid renter incomes; 460 units permitted in Outagamie County in 2024 (30 in 5+ unit buildings).
• Outagamie County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• Current owner paid $64k; list at $175k implies a 171% gain — meaningful room to come down on a strong offer.
• Cap rate 8.6% vs local median 2.6% 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.

Questions for listing agent

• 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?
• Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.