1013 Lowell St · Two Rivers, WI 54241

$155,000

4 bd · 1.0 ba · 1,700 sqft · SingleFamily public records · 5 Days on market

Built 1947 6,969 sqft lot Est $204k · 24% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Full of character and charm, this affordable 4-bedroom home offers a wonderful opportunity for an owner-occupant or investor! Step inside to a quaint foyer featuring an inviting archway that leads to the spacious living room. The nicely equipped kitchen boasts beautiful cherry cabinets, durable tile flooring, and ample workspace. Two main-floor bedrooms feature hardwood flooring and are conveniently located near the full bath. Upstairs, you'll find two additional bedrooms along with plenty of storage space. The basement includes a workshop area, laundry, and extra room for storage. Outside, enjoy a fenced yard perfect for pets or play, plus a detached garage. Don't miss this great value wit

Key facts

• Sizable yard
• Brick residence
• 6,969 sq ft lot

Tags

• BRICK RESIDENCE
• DURABLE BRICK EXTERIOR
• SIZABLE YARD

Property features AI

Finance

• Other: Included with sale: fridge, stove, washer, dryer, foyer bench, lower-level work benches, all window coverings; Excluded: seller's personal items

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Less than 1/2 acre lot (about 0.16 acre); Zoned R
• Construction: Information source for year built: Assessor/Public Record
• Exterior features: Brick and brick/stone exterior

Interior

• Kitchen: Kitchen approximately 12 x 11; Range; Refrigerator
• Bedrooms: Master bedroom (Main) about 12 x 11; Bedroom 2 (Main) about 11 x 9; Bedroom 3 (Upper) about 13 x 10; Bedroom 4 (Upper) about 10 x 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Full basement; Foyer bench; All window coverings
• Laundry & utility: Washer; Dryer; Lower-level work benches

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 7.9% vs local median 4.0% in Two Rivers — 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 (#280 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Two Rivers Public School District (town): math 20% / reading 28% proficiency, ranked #318 of 342 in WI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Two Rivers High (math 12% / reading 22%, grade F, #400 of 483 statewide, top 85%, 474 students, 35% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 68 active listings in the ZIP; 100 units permitted in Manitowoc County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Manitowoc County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $204,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2216 12th St	0.16mi	4/1.0	1,684 (-1%)	11mo	$125,000	$74	82
2317 10th St	0.10mi	3/2.5 (-1)	1,701 (+0%)	6mo	$208,000	$122	79
1005 Webster St	0.13mi	5/2.0 (+1)	1,688 (-1%)	6mo	$160,000	$95	79
2333 9th St	0.16mi	3/1.0 (-1)	1,688 (-1%)	11mo	$237,500	$141	78
2508 13th St	0.17mi	4/1.5	1,706 (+0%)	16mo	$157,500	$92	76
2518 6th St	0.27mi	5/2.0 (+1)	1,635 (-4%)	8mo	$175,000	$107	66
815 Buchholz St	0.13mi	3/1.5 (-1)	1,490 (-12%)	3mo	$190,000	$128	64
1946 Roosevelt Ave	0.27mi	4/1.5	1,571 (-8%)	13mo	$125,000	$80	62
2417 16th St	0.32mi	3/2.0 (-1)	1,798 (+6%)	16mo	$179,900	$100	53
1002 Victory St	0.17mi	3/1.5 (-1)	1,460 (-14%)	14mo	$200,000	$137	50
2134 Roosevelt Ave	0.18mi	3/2.0 (-1)	1,494 (-12%)	18mo	$190,000	$127	47
1307 Hawthorne Ave	0.30mi	3/2.0 (-1)	1,486 (-13%)	11mo	$179,000	$120	47

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-12,086
• Equity at exit: $23,111

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $6,327
• Equity at exit: $13,402

Cash invested: $43,400 (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 54241

• Home prices YoY: -28.7%
• Active inventory: 68
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$196 /mo · $2,350/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $204

Break-even live

Break-even rent $1,359

Max offer price $155,000

Occupancy floor 82%

Sensitivity live

Price	-10% $292	-5% $248	+0% $204	+5% $160	+10% $116
Rent	-10% $76	-5% $140	+0% $204	+5% $268	+10% $332
Rate	-1.0pp $282	-0.5pp $244	base $204	+0.5pp $164	+1.0pp $123

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $155,000 Active 5 DOM
2. 2026-06-19
   days on market $155,000 Active 3 DOM
3. 2026-06-18
   days on market $155,000 Active 2 DOM
4. 2026-06-18
   remarks 699-char remark
5. 2026-06-17
   remarks 479-char remark
6. 2026-06-17
   listed $155,000 Active 1 DOM

ⓘ 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: $2,350 · $196/mo
• Projected year-2 tax: $2,609 · $217/mo
• Expected delta: +$259/yr (+$22/mo · 11.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,405
• − Mortgage interest: −$8,682
• − Property taxes: −$2,350
• − Insurance: −$775
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,509
• Taxable loss: −$17
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $2,454/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: Two Rivers Public School District
• NCES district ID: 5515120
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $44,006
• Composite: 20.63/100
• National rank: #8545
• State rank: #318 of 342 in WI

Livability — Two Rivers

• Score: 71/100
• State rank: #280
• US rank: #7250

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: Two Rivers, WI
• County: Manitowoc County · 55,069 people
• City population: 14,120
• Metro: Manitowoc, WI
• Population (ZIP): 14,120
• Household income: $61,014
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 199.0

Population outlook (Manitowoc County) Hauer SSP2

• Today (2025): 76,561 people
• By 2030: 74,096 · -3.2%
• By 2040: 67,752 · -11.5%
• By 2050: 60,731 · -20.7%
• By 2075: 48,723 · -36.4%
• By 2100: 39,250 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Romanian 12% Lithuanian 5% Portuguese 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Manitowoc

• 2024 margin: Strong R (+23.4) · D 37.6% · R 61.0% · Other 1.4%
• 2008→2024 swing: -30.9pp toward R · 2008: 7.5pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+23.2 2016: R+21.7 2012: R+2.8 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.14%
• Current HPI: 261.6254
• Rent YoY: —
• Metro: Manitowoc, 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

1 event — show timeline

• 2026-06-16 Listed $155,000 METROMLS

Property tax history

+2.8%/yr

Latest (2025): $2,350 · +7.6% YoY. Source: county tax records.