328 N Roger St · Kimberly, WI 54136

$309,900

4 bd · 2.0 ba · 1,596 sqft · SingleFamily · 44 Days on market

Built 1966 7,840 sqft lot $194/sqft · at area comps Est $301k · at est. ↓ 11% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.2/15.0
• Schools +5.0/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COME SEE THIS 1596 SQ. FT. , 4BR, 2 FULL BATH UPDATED HOME !!!!! Kimberly School District. 2 bedrooms on the main floor and 2 up. New LVT flooring, Quartz counter tops, upgraded electrical-100amp. 2-car detached garage. Both full baths with double sink vanities.

Key facts

• Upgraded electrical
• Updated home
• Double sink vanities

Tags

• UPDATED HOME
• NEW LVT FLOORING
• QUARTZ COUNTER TOPS
• UPGRADED ELECTRICAL
• DOUBLE SINK VANITIES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: 1.5-story single-family home; Construction completed; Located on a 0.18-acre lot; Zoned residential
• Construction: Assessor/public record used for year built
• Exterior features: Vinyl exterior

Interior

• Kitchen: Kitchen on main level — 13 x 13
• Bedrooms: Master bedroom (Main) — 15 x 11; Bedroom 2 (Main) — 13 x 11; Bedroom 3 (Upper) — 16 x 12; Bedroom 4 (Upper) — 12 x 11
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full poured concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $310k).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 3.4% in Kimberly — 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 88/100 on livability (#14 in WI, #182 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D.
• Kimberly Area School District (suburban): math 61% / reading 52% proficiency, ranked #26 of 342 in WI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 11 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $300,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1966 — 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: 1.59% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.49%
• DSCR: 2.18
• GRM: 5.2

CMA / ARV

• ARV (median comp): $301,081
• List price: $309,900
• Delta: 2.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 W 3rd St	0.29mi	3/1.0 (-1)	1,512 (-5%)	5mo	$271,500	$180	65
201 Rivers Edge Dr	0.66mi	3/2.0 (-1)	1,624 (+2%)	1mo	$448,900	$276	61
1428 W Christine St	0.37mi	3/2.0 (-1)	1,518 (-5%)	14mo	$290,000	$191	59
710 W 2nd St	0.50mi	3/1.5 (-1)	1,556 (-2%)	10mo	$260,000	$167	57
311 S Karlyn St	0.34mi	3/1.5 (-1)	1,466 (-8%)	10mo	$312,000	$213	55
227 S Matthew St	0.47mi	3/2.0 (-1)	1,788 (+12%)	1mo	$335,000	$187	53
1427 W Kimberly Ave	0.25mi	3/1.0 (-1)	1,416 (-11%)	11mo	$291,000	$206	52
414 W Maes Ave	0.72mi	3/2.5 (-1)	1,631 (+2%)	6mo	$445,000	$273	50
126 S James St	0.71mi	3/2.0 (-1)	1,636 (+2%)	13mo	$284,500	$174	46
346 S Joseph St	0.55mi	3/1.0 (-1)	1,800 (+13%)	1mo	$275,000	$153	43
625 N Canterbury Dr	0.63mi	3/2.0 (-1)	1,796 (+12%)	9mo	$315,000	$175	37
147 N James St	0.75mi	3/1.5 (-1)	1,408 (-12%)	11mo	$225,000	$160	30

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $71,754
• Equity at exit: $46,207

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $219,466
• Equity at exit: $26,794

Cash invested: $86,772 (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 54136

• Home prices YoY: -33.8%
• Active inventory: 11
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $4,928 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$223 /mo · $2,676/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,035
• Net cashflow: $1,915

Break-even live

Break-even rent $2,503

Max offer price $309,900

Occupancy floor 56%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
W3183 Westowne Ct Appleton, WI	3.0	2.0	1695	$1,875	$1.11	13d	1	1.43mi
N307 Eastowne Ct Unit 1061648P Appleton, WI	3.0	2.0	1743	$8,165	$4.68	21d	1	1.48mi

Listing history 18 events

1. 2026-06-19
   days on market $309,900 Active 44 DOM
2. 2026-06-18
   days on market $309,900 Active 43 DOM
3. 2026-06-17
   days on market $309,900 Active 42 DOM
4. 2026-06-16
   days on market $309,900 Active 41 DOM
5. 2026-06-15
   days on market $309,900 Active 40 DOM
6. 2026-06-14
   days on market $309,900 Active 38 DOM
7. 2026-06-13
   pricedays on market $309,900 Active 37 DOM
8. 2026-06-10
   days on market $329,900 Active 35 DOM
9. 2026-06-09
   days on market $329,900 Active 34 DOM
10. 2026-06-08
    days on market $329,900 Active 33 DOM
11. 2026-06-07
    days on market $329,900 Active 32 DOM
12. 2026-06-03
    days on market $329,900 Active 28 DOM
13. 2026-06-02
    days on market $329,900 Active 27 DOM
14. 2026-06-01
    pricedays on market $329,900 Active 26 DOM
15. 2026-05-31
    days on market $339,900 Active 25 DOM
16. 2026-05-30
    days on market $339,900 Active 24 DOM
17. 2026-05-17
    price $339,900 262-char remark
18. 2026-05-05
    listed $349,900 Active 262-char remark

ⓘ 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: $2,676 · $223/mo
• Projected year-2 tax: $4,205 · $350/mo
• Expected delta: +$1,528/yr (+$127/mo · 57.1%)

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

Taxation est. · year 1

• Rental income: $59,131
• − Mortgage interest: −$17,359
• − Property taxes: −$2,676
• − Insurance: −$1,550
• − Repairs & maintenance: −$4,730
• − Management: −$4,730
• − Depreciation: −$9,015
• Taxable income: $19,070
• Est. tax owed @ 24.0%: −$4,577
• After-tax cash flow: $18,409/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: Kimberly Area School District
• NCES district ID: 5507470
• Math proficiency: 61% ▼ -5.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $71,408
• Composite: 50.27/100
• National rank: #1889
• State rank: #26 of 342 in WI

Livability — Kimberly

• Score: 88/100
• State rank: #14
• US rank: #182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kimberly, WI
• City population: 6,936
• Population (ZIP): 6,936

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 (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Iranian 13% Lithuanian 7% Romanian 7%
• Foreign-born: 3% · South Korea, Canada, Philippines
• 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: ▼ -116.18%
• Current HPI: 228.0933
• Rent YoY: —
• Metro: —
• 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

-11.4% since first listed

4 events — show timeline

• 2026-06-10 Price Changed $309,900 RANW
• 2026-06-01 Price Changed $329,900 RANW
• 2026-05-17 Price Changed $339,900 RANW
• 2026-05-05 Listed $349,900 RANW

Property tax history

+0.3%/yr

Latest (2025): $2,676 · +5.8% YoY. Source: county tax records.