211 E Wolf River Ave · New London, WI 54961

$179,900

4 bd · 1.5 ba · 1,858 sqft · Other · 103 Days on market

Built 1900 8,712 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.1/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TAKE A STEP back to YESTERYEAR with this 'Turn of the Century' 4BD/1.5BA Beauty w/ 65 ft of frontage on the BEAUTIFUL Wolf River! Inviting Foyer with open winding staircase, GORGEOUS Woodwork, Towering Ceilings & HW Floors leads to SUPERSIZED Formal Dining Room, SPACIOUS Living Room & Kitchen w/ Cabinets Galore, Dining Area & Walk-In Pantry! Relax & enjoy spending your days in the 3-Season Room overlooking the back yard & Wolf River, throw in a fish pole & then retreat to either 1st FL Primary Bedroom w/ ATT Bath or choose one of the 3 ADDT Bedrooms Up - Check out the private half bath!

Key facts

• Gorgeous woodwork
• Wolf river frontage
• Towering ceilings

Tags

• WOLF RIVER FRONTAGE
• OPEN WINDING STAIRCASE
• GORGEOUS WOODWORK
• TOWERING CEILINGS
• 3-SEASON ROOM

Property features AI

Finance

• Other: Lot size approximately 0.2 acre (under 1/2 acre); Zoned residential; Finished above-grade living area approximately 1,858 sq ft (estimated range 1,751–2,000)

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: 2-story single-family home; Construction completed; Built (year per assessor/public record)
• Construction: Vinyl siding
• Exterior features: Vinyl exterior; Waterfront on the Wolf River; River frontage (51–100 ft); Waterfrontage on lot

Interior

• Kitchen: Kitchen on main level (17 x 13); Formal dining room adjacent to kitchen
• Bedrooms: Master bedroom on main level (16 x 10); Bedroom 2 on upper level (16 x 14); Bedroom 3 on upper level (16 x 10); Bedroom 4 on upper level (18 x 9)
• Flooring: Wood floors
• Bathrooms: One full bathroom; One half bathroom; At least one tub
• Heating & cooling: Central air; Forced air; Natural gas heating
• Interior features: Cable/Satellite available; High speed internet; Wood floors

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.3% in New London — 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 71/100 on livability (#268 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• New London School District (town): math 48% / reading 37% proficiency, ranked #120 of 342 in WI (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 287 units permitted in Waupaca County in 2024 (173 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.
• Waupaca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $49k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $180k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 7.5

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-11,342
• Equity at exit: $26,824

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $13,242
• 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 54961

• Home prices YoY: -32.2%
• Active inventory: 39
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$285 /mo · $3,424/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $279

Break-even live

Break-even rent $1,650

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $380	-5% $329	+0% $279	+5% $228	+10% $177
Rent	-10% $120	-5% $199	+0% $279	+5% $358	+10% $437
Rate	-1.0pp $369	-0.5pp $324	base $279	+0.5pp $232	+1.0pp $185

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 22 events

1. 2026-06-21
   days on market $179,900 Active 103 DOM
2. 2026-06-18
   days on market $179,900 Active 101 DOM
3. 2026-06-17
   days on market $179,900 Active 100 DOM
4. 2026-06-16
   days on market $179,900 Active 99 DOM
5. 2026-06-15
   days on market $179,900 Active 98 DOM
6. 2026-06-15
   days on market $179,900 Active 97 DOM
7. 2026-06-13
   days on market $179,900 Active 96 DOM
8. 2026-06-12
   days on market $179,900 Active 95 DOM
9. 2026-06-09
   pricedays on market $179,900 Active 92 DOM
10. 2026-06-08
    days on market $229,000 Active 91 DOM
11. 2026-06-08
    days on market $229,000 Active 90 DOM
12. 2026-06-05
    days on market $229,000 Active 88 DOM
13. 2026-06-03
    days on market $229,000 Active 86 DOM
14. 2026-06-02
    days on market $229,000 Active 85 DOM
15. 2026-06-01
    days on market $229,000 Active 84 DOM
16. 2026-05-31
    days on market $229,000 Active 83 DOM
17. 2026-03-07
    listed $229,000 Active
18. 2026-03-05
    historical 631-char remark

    Show marketing remark (631 chars)

    TAKE A STEP back to YESTERYEAR with this 'Turn of the Century' 4BD/1.5BA Beauty w/ 65 ft of frontage on the BEAUTIFUL Wolf River! Inviting Foyer with open winding staircase, GORGEOUS Woodwork, Towering Ceilings & HW Floors leads to SUPERSIZED Formal Dining Room, SPACIOUS Living Room & Kitchen w/ Cabinets Galore, Dining Area & Walk-In Pantry! Relax & enjoy spending your days in the 3-Season Room overlooking the back yard & Wolf River, throw in a fish pole & then retreat to either 1st FL Primary Bedroom w/ ATT Bath or choose one of the 3 ADDT Bedrooms Up - Check out the private half bath!

19. 2025-12-05
    price $229,900 631-char remark

    Show marketing remark (631 chars)

    TAKE A STEP back to YESTERYEAR with this 'Turn of the Century' 4BD/1.5BA Beauty w/ 65 ft of frontage on the BEAUTIFUL Wolf River! Inviting Foyer with open winding staircase, GORGEOUS Woodwork, Towering Ceilings & HW Floors leads to SUPERSIZED Formal Dining Room, SPACIOUS Living Room & Kitchen w/ Cabinets Galore, Dining Area & Walk-In Pantry! Relax & enjoy spending your days in the 3-Season Room overlooking the back yard & Wolf River, throw in a fish pole & then retreat to either 1st FL Primary Bedroom w/ ATT Bath or choose one of the 3 ADDT Bedrooms Up - Check out the private half bath!

20. 2025-10-20
    price $249,900 631-char remark

    Show marketing remark (631 chars)

    TAKE A STEP back to YESTERYEAR with this 'Turn of the Century' 4BD/1.5BA Beauty w/ 65 ft of frontage on the BEAUTIFUL Wolf River! Inviting Foyer with open winding staircase, GORGEOUS Woodwork, Towering Ceilings & HW Floors leads to SUPERSIZED Formal Dining Room, SPACIOUS Living Room & Kitchen w/ Cabinets Galore, Dining Area & Walk-In Pantry! Relax & enjoy spending your days in the 3-Season Room overlooking the back yard & Wolf River, throw in a fish pole & then retreat to either 1st FL Primary Bedroom w/ ATT Bath or choose one of the 3 ADDT Bedrooms Up - Check out the private half bath!

21. 2025-09-04
    listed $275,000 Active 631-char remark

    Show marketing remark (631 chars)

    TAKE A STEP back to YESTERYEAR with this 'Turn of the Century' 4BD/1.5BA Beauty w/ 65 ft of frontage on the BEAUTIFUL Wolf River! Inviting Foyer with open winding staircase, GORGEOUS Woodwork, Towering Ceilings & HW Floors leads to SUPERSIZED Formal Dining Room, SPACIOUS Living Room & Kitchen w/ Cabinets Galore, Dining Area & Walk-In Pantry! Relax & enjoy spending your days in the 3-Season Room overlooking the back yard & Wolf River, throw in a fish pole & then retreat to either 1st FL Primary Bedroom w/ ATT Bath or choose one of the 3 ADDT Bedrooms Up - Check out the private half bath!

22. 2002-08-08
    soldstatus $64,640

ⓘ 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: $3,424 · $285/mo
• Projected year-2 tax: $3,424 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,034
• − Mortgage interest: −$10,077
• − Property taxes: −$3,424
• − Insurance: −$900
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$5,233
• Taxable income: $555
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $3,210/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: New London School District
• NCES district ID: 5510590
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $55,684
• Composite: 37.17/100
• National rank: #4480
• State rank: #120 of 342 in WI

Livability — New London

• Score: 71/100
• State rank: #268
• US rank: #6862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New London, WI
• Population (ZIP): 14,310

Population outlook (Waupaca County) Hauer SSP2

• Today (2025): 51,499 people
• By 2030: 50,628 · -1.7%
• By 2040: 47,858 · -7.1%
• By 2050: 44,228 · -14.1%
• By 2075: 37,069 · -28.0%
• By 2100: 29,186 · -43.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Asian 1% Black 1%
• Common ancestry: Romanian 7% Portuguese 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Waupaca

• 2024 margin: Solid R (+33.4) · D 32.8% · R 66.2% · Other 1.1%
• 2008→2024 swing: -36.2pp toward R · 2008: 2.8pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+31.8 2016: R+30.2 2012: R+9.4 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.06%
• Current HPI: 214.5592
• 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

+254.3% since first listed

6 events — show timeline

• 2026-03-07 Listed $229,000 RANW
• 2026-03-05 Listing Removed — RANW
• 2025-12-05 Price Changed $229,900 RANW
• 2025-10-20 Price Changed $249,900 RANW
• 2025-09-04 Listed $275,000 RANW
• 2002-08-08 Sold (Public Records) $64,640 Public Records

Property tax history

+0.3%/yr

Latest (2025): $3,424 · +8.9% YoY. Source: county tax records.