326 E Wilson Ave · Appleton, WI 54915

$149,900

2 bd · 1.5 ba · 1,132 sqft · SingleFamily public records · 43 Days on market

Built 1940 3,484 sqft lot $132/sqft · 36% below area Est $236k · 36% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Livability +4.1/5.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great rental opportunity!! 2 bed 1.5 bath home is tenant occupied and comes with plenty of updates. Rented for $1,399 per month. Tenants pay all utilities. Heat is electric. Seller is WI Licensed Realtor. Showings can be scheduled from 4pm-7pm only Mon-Fri. No weekend showings. Please allow 24 hour notice for showing requests. Solid property! Property being sold in As-Is Condition.

Key facts

• 3,484 sq ft lot
• Built 1940
• Listed 43 days

Property features AI

Finance

• Other: Lot under 1/2 acre (approx. 0.08 acre); Zoned residential

Exterior

• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Single-family, 1-story home; Construction completed
• Construction: Finished above-grade living area about 1,132; Finished below-grade area none; Assessor/public record used for year built
• Exterior features: Vinyl exterior; Storage shed

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Bedrooms: Master bedroom (Main) about 14 x 9; Second bedroom (Main) about 10 x 9
• Bathrooms: One full bath; One half bath
• Heating & cooling: Electric heat
• Interior features: Partial block basement

🏷️ Possibly a rental listed for sale. The $149,900 price doesn't fit this home's estimated sale value (~$235,607) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $126k (15.6% below list).
• Recommended offer: $126k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.8% in Appleton — 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 82/100 on livability (#44 in WI, #1,073 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Appleton Area School District (urban): math 33% / reading 36% proficiency, ranked #224 of 342 in WI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 191 units permitted in Calumet County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calumet County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,492 (15.6% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 0.84% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

• ARV (median comp): $235,607
• List price: $149,900
• Delta: -36.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 E Wilson Ave	0.00mi	2/1.5	1,132 (0%)	0mo	$155,000	$137	100
2401 S Jackson St	0.08mi	2/1.5	1,224 (+8%)	5mo	$210,000	$172	79
324 E Hoover Ave	0.15mi	3/1.0 (+1)	1,120 (-1%)	8mo	$230,000	$205	78
313 E Coolidge Ave	0.15mi	3/1.0 (+1)	1,186 (+5%)	2mo	$242,000	$204	77
727 E Calumet St	0.36mi	3/1.0 (+1)	1,100 (-3%)	1mo	$255,000	$232	71
407 E Calumet St	0.20mi	3/1.0 (+1)	1,056 (-7%)	4mo	$217,500	$206	69
1306 S Lawe St	0.69mi	2/2.0	1,152 (+2%)	2mo	$255,000	$221	61
2100 S Madison St	0.15mi	3/1.5 (+1)	1,290 (+14%)	8mo	$280,000	$217	58
16 Ramlen Ct	0.32mi	3/1.5 (+1)	1,270 (+12%)	4mo	$227,500	$179	56
1625 S Carpenter St	0.55mi	2/1.0	1,234 (+9%)	8mo	$220,000	$178	50
35 Foster Ct	0.43mi	3/1.0 (+1)	1,236 (+9%)	9mo	$240,000	$194	50
2327 S Meadowview Ln	0.71mi	3/1.0 (+1)	1,260 (+11%)	9mo	$220,000	$175	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-17,089
• Equity at exit: $22,351

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-5,813
• Equity at exit: $12,961

Cash invested: $41,972 (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 54915

• Active inventory: 71
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$786
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $114

Break-even live

Break-even rent $1,120

Max offer price $149,900

Occupancy floor 86%

Sensitivity live

Price	-10% $199	-5% $157	+0% $114	+5% $72	+10% $29
Rent	-10% $14	-5% $64	+0% $114	+5% $164	+10% $214
Rate	-1.0pp $190	-0.5pp $152	base $114	+0.5pp $75	+1.0pp $36

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 W Calumet St Appleton, WI	2.0	1.0	830	$1,099	$1.32	14d	4	0.36mi
2405 Honey Lou Ct Unit 2405 05 Appleton, WI	1.0	1.0	750	$899	$1.20	14d	1	0.50mi
2500 Wilson Ct Unit 1 Appleton, WI	2.0	1.5	1100	$1,025	$0.93	21d	1	0.55mi
300 Schindler Pl Menasha, WI	2.0–3.0	1.0–2.0	995	$1,195	$1.20	14d	3	0.58mi
1212 E Sylvan Ave Unit 1212 Appleton, WI	2.0	1.0	864	$1,200	$1.39	14d	1	0.76mi
432 W Seymour St Unit 1061612P Appleton, WI	1.0	1.0	796	$2,349	$2.95	44d	1	0.77mi
1284 Midway Rd Menasha, WI	2.0–4.0	1.0–2.0	800	$1,250	$1.56	21d	1	1.26mi
839 E John St Unit lower Appleton, WI	3.0	1.0	1200	$1,400	$1.17	21d	1	1.35mi
1500 Palisades Dr Unit 1061611P Appleton, WI	3.0	2.0	1496	$6,793	$4.54	14d	1	1.40mi
1300 Lucerne Dr Unit 1340-06 Menasha, WI	2.0	2.0	1100	$1,239	$1.13	21d	1	1.41mi
1300 Lucerne Dr Unit 1350-07 Menasha, WI	1.0	1.0	990	$1,019	$1.03	21d	1	1.41mi
1300 Lucerne Dr Menasha, WI	1.0	1.0	990	$1,019	$1.03	21d	1	1.44mi
105 W College Ave Appleton, WI	1.0–2.0	1.0–2.0	843	$1,975	$2.34	14d	15	1.45mi
320 E College Ave Unit 204 Appleton, WI	2.0	2.0	1298	$2,500	$1.93	21d	1	1.46mi
320 E College Ave Unit 208 Appleton, WI	2.0	2.0	1443	$2,400	$1.66	44d	1	1.46mi
118 N Durkee St Appleton, WI	1.0–2.0	1.0–2.0	849	$1,850	$2.18	14d	3	1.50mi

Listing history 22 events

1. 2026-06-16
   status $149,900 Pending 43 DOM
2. 2026-06-16
   days on market $149,900 Active w/ Contract 43 DOM
3. 2026-06-15
   days on market $149,900 Active w/ Contract 42 DOM
4. 2026-06-14
   days on market $149,900 Active w/ Contract 40 DOM
5. 2026-06-13
   days on market $149,900 Active w/ Contract 39 DOM
6. 2026-06-10
   days on market $149,900 Active w/ Contract 37 DOM
7. 2026-06-09
   days on market $149,900 Active w/ Contract 36 DOM
8. 2026-06-08
   days on market $149,900 Active w/ Contract 35 DOM
9. 2026-06-07
   days on market $149,900 Active w/ Contract 34 DOM
10. 2026-06-05
    days on market $149,900 Active w/ Contract 31 DOM
11. 2026-06-03
    days on market $149,900 Active w/ Contract 30 DOM
12. 2026-06-02
    days on market $149,900 Active w/ Contract 29 DOM
13. 2026-06-01
    days on market $149,900 Active w/ Contract 28 DOM
14. 2026-05-31
    days on market $149,900 Active w/ Contract 27 DOM
15. 2026-05-30
    days on market $149,900 Active w/ Contract 26 DOM
16. 2026-05-07
    historical Active w/ Contract 425-char remark
17. 2026-05-04
    listed $149,900 Active 425-char remark
18. 2026-03-18
    historical 384-char remark

    Show marketing remark (384 chars)

    Great rental opportunity!! 2 bed 1.5 bath home is tenant occupied and comes with plenty of updates. Rented for $1,399 per month. Tenants pay all utilities. Heat is electric. Seller is WI Licensed Realtor. Showings can be scheduled from 4pm-7pm only Mon-Fri. No weekend showings. Please allow 24 hour notice for showing requests. Solid property! Property being sold in As-Is Condition.

19. 2026-01-12
    listed $150,000 Active 384-char remark

    Show marketing remark (384 chars)

    Great rental opportunity!! 2 bed 1.5 bath home is tenant occupied and comes with plenty of updates. Rented for $1,399 per month. Tenants pay all utilities. Heat is electric. Seller is WI Licensed Realtor. Showings can be scheduled from 4pm-7pm only Mon-Fri. No weekend showings. Please allow 24 hour notice for showing requests. Solid property! Property being sold in As-Is Condition.

20. 2024-05-02
    soldstatus $130,000
21. 2017-10-13
    soldstatus $74,000
22. 2017-04-28
    soldstatus $45,500

ⓘ 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: $438 · $37/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: +$1,167/yr (+$97/mo · 266.4%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,179
• − Mortgage interest: −$8,397
• − Property taxes: −$438
• − Insurance: −$750
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$4,361
• Taxable loss: −$1,195
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $1,657/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: Appleton Area School District
• NCES district ID: 5500390
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $53,892
• Composite: 30.3/100
• National rank: #6279
• State rank: #224 of 342 in WI

Livability — Appleton

• Score: 82/100
• State rank: #44
• US rank: #1073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Appleton, WI
• County: Outagamie County · 155,051 people
• City population: 126,671
• Metro: Appleton, WI
• Population (ZIP): 44,367
• Household income: $87,426
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 684.0

Population outlook (Calumet County) Hauer SSP2

• Today (2025): 51,228 people
• By 2030: 51,515 · +0.6%
• By 2040: 51,080 · -0.3%
• By 2050: 48,824 · -4.7%
• By 2075: 42,337 · -17.4%
• By 2100: 32,629 · -36.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 6% Asian 6% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Iranian 5% Portuguese 4%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Other Asian/Pacific 3% Spanish 3% Other Indo-European 1%

Political lean MEDSL · Calumet

• 2024 margin: R (+20.0) · D 39.3% · R 59.3% · Other 1.4%
• 2008→2024 swing: -22.1pp toward R · 2008: 2.2pp · 2024: -20.0pp
• All cycles: 2024: R+20.0 2020: R+19.6 2016: R+21.6 2012: R+11.6 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -219.05%
• Current HPI: 212.4897
• 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

+240.7% since first listed

9 events — show timeline

• 2026-06-16 Pending — RANW
• 2026-06-12 Sold (MLS) $155,000 RANW
• 2026-05-07 Contingent — RANW
• 2026-05-04 Listed $149,900 RANW
• 2026-03-18 Listing Removed — RANW
• 2026-01-12 Listed $150,000 RANW
• 2024-05-02 Sold (Public Records) $130,000 Public Records
• 2017-10-13 Sold (Public Records) $74,000 Public Records
• 2017-04-28 Sold (Public Records) $45,500 Public Records

Property tax history

-11.2%/yr

Latest (2025): $438 · +12.1% YoY. Source: county tax records.