440 Keller Ave S · Amery, WI 54001

$230,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 42 Days on market

Built 1950 0.44 ac lot $159/sqft · 35% below area Est $355k · 35% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This delightful 3-bed, 2-bath home sits in the heart of beautiful Amery, WI, offering that perfect blend of small-town charm and everyday convenience. Step inside and you?re greeted by real hardwood floors that add warmth and style, paired with solid 2-panel doors that give the whole place a timeless, quality feel. The home features newer windows and a newer roof, so you can spend less time worrying about maintenance and more time enjoying life. Outside, the large, gorgeous yard is practically begging for summer barbecues, cozy firepit nights, or a garden that finally gets enough sunshine. Need storage or a spot for your car? You?re covered with a 1-car detached garage that?s as practical as it is convenient. There is also an 18 x 10 storage shed for extra storage. And the location?chef?s kiss. You?re just moments from restaurants, shopping, parks, and everything that makes Amery such a welcoming place to call home.

Key facts

• 0.44 acre lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Lot about 0.44 acres (286x66x286x61) with public maintained road frontage on city street and state road

Exterior

• Parking: Gravel parking; 1-car garage (14x22)
• Utilities: City water (connected); City sewer (connected); 200+ amp electric service; Natural gas
• Home design: Residential property; One-and-a-half story; Facing direction not specified
• Construction: Asphalt roof (8 years old or newer); Foundation area 888; Foundation dimensions 33.5x26.5; Built/constructed details not specified
• Exterior features: Storage shed; Medium tree coverage; Located on Keller Avenue S (main road of Amery)

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms
• Bathrooms: Main floor full bath; Upper-level 3/4 bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Electric water heater; Exhaust fan; Range; Refrigerator; Washer; Informal dining room; Full basement
• Laundry & utility: Washer and dryer in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (22.0% below list).
• Recommended offer: $180k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.6% in Amery — 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 80/100 on livability (#66 in WI, #1,752 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Amery School District (rural): math 41% / reading 44% proficiency, ranked #126 of 342 in WI (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lien Elementary (math 50% / reading 50%, grade D, #257 of 1,041 statewide, top 30%, 347 students, 50% FRL); Amery Middle (math 43% / reading 49%, grade D+, #88 of 383 statewide, top 23%, 300 students, 42% FRL); Amery High (math 22% / reading 27%, grade F, #287 of 483 statewide, top 71%, 465 students, 38% FRL).
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 238 units permitted in Polk County in 2024 (0 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 $7k of value loss. Plan a longer hold.
• Polk County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $80k; list at $230k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,500 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.7

CMA / ARV

• ARV (median comp): $355,345
• List price: $230,000
• Delta: -35.27%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-45,283
• Equity at exit: $34,294

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-49,753
• Equity at exit: $19,886

Cash invested: $64,400 (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 54001

• Active inventory: 58
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$242 /mo · $2,902/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-126

Break-even live

Break-even rent $1,954

Max offer price $207,776

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-61	+0% $-126	+5% $-191	+10% $-256
Rent	-10% $-268	-5% $-197	+0% $-126	+5% $-55	+10% $16
Rate	-1.0pp $-10	-0.5pp $-67	base $-126	+0.5pp $-185	+1.0pp $-246

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Keller Ave N Amery, WI	3.0	1.0	1270	$1,795	$1.41	0d	1	0.59mi

Listing history 26 events

1. 2026-06-19
   status $230,000 Pending 42 DOM
2. 2026-06-18
   days on market $230,000 Contingent - Without Bump Clause - WI Only 42 DOM
3. 2026-06-17
   days on market $230,000 Contingent - Without Bump Clause - WI Only 41 DOM
4. 2026-06-16
   days on market $230,000 Contingent - Without Bump Clause - WI Only 40 DOM
5. 2026-06-15
   days on market $230,000 Contingent - Without Bump Clause - WI Only 39 DOM
6. 2026-06-13
   days on market $230,000 Contingent - Without Bump Clause - WI Only 37 DOM
7. 2026-06-13
   days on market $230,000 Contingent - Without Bump Clause - WI Only 36 DOM
8. 2026-06-09
   days on market $230,000 Contingent - Without Bump Clause - WI Only 33 DOM
9. 2026-06-08
   days on market $230,000 Contingent - Without Bump Clause - WI Only 32 DOM
10. 2026-06-07
    days on market $230,000 Contingent - Without Bump Clause - WI Only 31 DOM
11. 2026-06-04
    days on market $230,000 Contingent - Without Bump Clause - WI Only 28 DOM
12. 2026-06-03
    days on market $230,000 Contingent - Without Bump Clause - WI Only 27 DOM
13. 2026-06-02
    days on market $230,000 Contingent - Without Bump Clause - WI Only 26 DOM
14. 2026-06-01
    days on market $230,000 Contingent - Without Bump Clause - WI Only 25 DOM
15. 2026-05-31
    days on market $230,000 Contingent - Without Bump Clause - WI Only 24 DOM
16. 2026-05-11
    historical Contingent 968-char remark

    Show marketing remark (929 chars)

    This delightful 3-bed, 2-bath home sits in the heart of beautiful Amery, WI, offering that perfect blend of small-town charm and everyday convenience. Step inside and you?re greeted by real hardwood floors that add warmth and style, paired with solid 2-panel doors that give the whole place a timeless, quality feel. The home features newer windows and a newer roof, so you can spend less time worrying about maintenance and more time enjoying life. Outside, the large, gorgeous yard is practically begging for summer barbecues, cozy firepit nights, or a garden that finally gets enough sunshine. Need storage or a spot for your car? You?re covered with a 1-car detached garage that?s as practical as it is convenient. There is also an 18 x 10 storage shed for extra storage. And the location?chef?s kiss. You?re just moments from restaurants, shopping, parks, and everything that makes Amery such a welcoming place to call home.

17. 2026-05-11
    historical Contingent - Without Bump Clause - WI Only 968-char remark

    Show marketing remark (929 chars)

    This delightful 3-bed, 2-bath home sits in the heart of beautiful Amery, WI, offering that perfect blend of small-town charm and everyday convenience. Step inside and you?re greeted by real hardwood floors that add warmth and style, paired with solid 2-panel doors that give the whole place a timeless, quality feel. The home features newer windows and a newer roof, so you can spend less time worrying about maintenance and more time enjoying life. Outside, the large, gorgeous yard is practically begging for summer barbecues, cozy firepit nights, or a garden that finally gets enough sunshine. Need storage or a spot for your car? You?re covered with a 1-car detached garage that?s as practical as it is convenient. There is also an 18 x 10 storage shed for extra storage. And the location?chef?s kiss. You?re just moments from restaurants, shopping, parks, and everything that makes Amery such a welcoming place to call home.

18. 2026-05-08
    listed $230,000 Active 968-char remark

    Show marketing remark (929 chars)

    This delightful 3-bed, 2-bath home sits in the heart of beautiful Amery, WI, offering that perfect blend of small-town charm and everyday convenience. Step inside and you?re greeted by real hardwood floors that add warmth and style, paired with solid 2-panel doors that give the whole place a timeless, quality feel. The home features newer windows and a newer roof, so you can spend less time worrying about maintenance and more time enjoying life. Outside, the large, gorgeous yard is practically begging for summer barbecues, cozy firepit nights, or a garden that finally gets enough sunshine. Need storage or a spot for your car? You?re covered with a 1-car detached garage that?s as practical as it is convenient. There is also an 18 x 10 storage shed for extra storage. And the location?chef?s kiss. You?re just moments from restaurants, shopping, parks, and everything that makes Amery such a welcoming place to call home.

19. 2026-05-08
    listed $230,000 Active 968-char remark

    Show marketing remark (929 chars)

    This delightful 3-bed, 2-bath home sits in the heart of beautiful Amery, WI, offering that perfect blend of small-town charm and everyday convenience. Step inside and you?re greeted by real hardwood floors that add warmth and style, paired with solid 2-panel doors that give the whole place a timeless, quality feel. The home features newer windows and a newer roof, so you can spend less time worrying about maintenance and more time enjoying life. Outside, the large, gorgeous yard is practically begging for summer barbecues, cozy firepit nights, or a garden that finally gets enough sunshine. Need storage or a spot for your car? You?re covered with a 1-car detached garage that?s as practical as it is convenient. There is also an 18 x 10 storage shed for extra storage. And the location?chef?s kiss. You?re just moments from restaurants, shopping, parks, and everything that makes Amery such a welcoming place to call home.

20. 2026-05-02
    historical $230,000 968-char remark

    Show marketing remark (929 chars)

    This delightful 3-bed, 2-bath home sits in the heart of beautiful Amery, WI, offering that perfect blend of small-town charm and everyday convenience. Step inside and you?re greeted by real hardwood floors that add warmth and style, paired with solid 2-panel doors that give the whole place a timeless, quality feel. The home features newer windows and a newer roof, so you can spend less time worrying about maintenance and more time enjoying life. Outside, the large, gorgeous yard is practically begging for summer barbecues, cozy firepit nights, or a garden that finally gets enough sunshine. Need storage or a spot for your car? You?re covered with a 1-car detached garage that?s as practical as it is convenient. There is also an 18 x 10 storage shed for extra storage. And the location?chef?s kiss. You?re just moments from restaurants, shopping, parks, and everything that makes Amery such a welcoming place to call home.

21. 2026-05-02
    historical $230,000 968-char remark

    Show marketing remark (929 chars)

    This delightful 3-bed, 2-bath home sits in the heart of beautiful Amery, WI, offering that perfect blend of small-town charm and everyday convenience. Step inside and you?re greeted by real hardwood floors that add warmth and style, paired with solid 2-panel doors that give the whole place a timeless, quality feel. The home features newer windows and a newer roof, so you can spend less time worrying about maintenance and more time enjoying life. Outside, the large, gorgeous yard is practically begging for summer barbecues, cozy firepit nights, or a garden that finally gets enough sunshine. Need storage or a spot for your car? You?re covered with a 1-car detached garage that?s as practical as it is convenient. There is also an 18 x 10 storage shed for extra storage. And the location?chef?s kiss. You?re just moments from restaurants, shopping, parks, and everything that makes Amery such a welcoming place to call home.

22. 2025-11-27
    historical
23. 2025-11-26
    historical
24. 2025-10-06
    listed $246,900 Active
25. 2025-10-06
    listed $246,900 Active
26. 2015-07-02
    soldstatus $80,000

ⓘ 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: $2,902 · $242/mo
• Projected year-2 tax: $3,579 · $298/mo
• Expected delta: +$676/yr (+$56/mo · 23.3%)

ⓘ 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 1/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,540
• − Mortgage interest: −$12,884
• − Property taxes: −$2,902
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$6,691
• Taxable loss: −$5,533
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $-182/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: Amery School District
• NCES district ID: 5500300
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $52,000
• Composite: 36.75/100
• National rank: #4584
• State rank: #126 of 342 in WI

Livability — Amery

• Score: 80/100
• State rank: #66
• US rank: #1752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amery, WI
• Population (ZIP): 7,947

Population outlook (Polk County) Hauer SSP2

• Today (2025): 41,581 people
• By 2030: 40,019 · -3.8%
• By 2040: 36,152 · -13.1%
• By 2050: 31,823 · -23.5%
• By 2075: 24,193 · -41.8%
• By 2100: 18,586 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 16% Romanian 6% Scottish 4%
• Foreign-born: 2% · Canada

Political lean MEDSL · Polk

• 2024 margin: Solid R (+30.9) · D 33.9% · R 64.8% · Other 1.2%
• 2008→2024 swing: -29.1pp toward R · 2008: -1.8pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.5 2016: R+27.8 2012: R+9.0 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.50%
• Current HPI: 233.4767
• 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

+187.5% since first listed

11 events — show timeline

• 2026-05-11 Contingent — WWRA
• 2026-05-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Listed $230,000 WWRA
• 2026-05-08 Listed $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Coming Soon $230,000 WWRA
• 2026-05-02 Coming Soon $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-26 Listing Removed — WWRA
• 2025-10-06 Listed $246,900 WWRA
• 2025-10-06 Listed $246,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-07-02 Sold (Public Records) $80,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,902 · +5.6% YoY. Source: county tax records.