243 Amory St · Fond du Lac, WI 54935

$186,900

4 bd · 1.0 ba · 1,524 sqft · SingleFamily · 32 Days on market

Built 1905 5,227 sqft lot Est $230k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FRESHLY PAINTED and ready to be loved! This 4 bdrm honey has room for everyone! Has a "double" living room, formal dining, adorable kitchen, stunning pantry in back hall, 4 bdrms (all upstairs), walk up attic plus the cutest front porch! Extras include a big yard, 1 car garage and is located across from a park. Newer roof! Make this yours! Any/all offers to be reviewed Friday May 29th

Key facts

• Big yard
• Double living room
• Formal dining

Tags

• DOUBLE LIVING ROOM
• FORMAL DINING
• ADORABLE KITCHEN
• WALK UP ATTIC
• FRONT PORCH
• BIG YARD

Property features AI

Finance

• Other: Residential zoning

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 2-story single-family home; Construction completed
• Construction: Built (per assessor/public record)
• Exterior features: Vinyl exterior; Lot size about 0.12 acre; Less than 1/2 acre

Interior

• Kitchen: Kitchen on main level — 11 x 11; Refrigerator; Stove
• Bedrooms: Master bedroom (Upper) — 12 x 11; Bedroom 2 (Upper) — 13 x 11; Bedroom 3 (Upper) — 12 x 11; Bedroom 4 (Upper) — 11 x 11
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full stone basement
• Laundry & utility: Washer and dryer; Washer and dryer included (basement refrigerator also included)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $16 ($192/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 $167k (10.7% below list).
• Recommended offer: $167k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.6% in Fond du Lac — 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 74/100 on livability (#170 in WI, #4,627 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D, amenities F.
• Fond Du Lac School District (urban): math 34% / reading 31% proficiency, ranked #255 of 342 in WI (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chegwin Elementary (math 17% / reading 12%, grade F, #910 of 1,041 statewide, top 88%, 257 students, 77% FRL); Woodworth Middle (math 29% / reading 28%, grade F, #282 of 383 statewide, top 76%, 395 students, 49% FRL); Fond Du Lac High (math 34% / reading 39%, grade F, #137 of 483 statewide, top 28%, 2,006 students, 41% FRL) — zoned schools average 56% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.2%/yr); 154 active listings in the ZIP; 154 units permitted in Fond du Lac County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/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 $6k of value loss. Plan a longer hold.
• Fond du Lac County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,963 (10.7% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $230,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 E Arndt St	0.05mi	5/2.0 (+1)	1,546 (+1%)	2mo	$250,000	$162	85
129 E Johnson St	0.14mi	3/1.5 (-1)	1,561 (+2%)	1mo	$169,900	$109	82
267 Rose Ave	0.34mi	3/1.0 (-1)	1,434 (-6%)	1mo	$250,000	$174	68
442 N Park Ave	0.42mi	4/1.0	1,632 (+7%)	1mo	$216,000	$132	68
76 W Bank St	0.47mi	4/1.5	1,424 (-7%)	1mo	$173,000	$121	64
58 Champion Ave	0.55mi	3/1.5 (-1)	1,500 (-2%)	1mo	$249,900	$167	64
181 Doty St	0.38mi	3/2.0 (-1)	1,426 (-6%)	2mo	$178,800	$125	61
258 Rose Ave	0.33mi	4/1.0	1,320 (-13%)	2mo	$199,000	$151	61
425 Marshall Ave	0.62mi	3/1.5 (-1)	1,536 (+1%)	5mo	$261,000	$170	58
183 E Mcwilliams St	0.29mi	3/1.0 (-1)	1,323 (-13%)	2mo	$240,000	$181	57
279 Bischoff St	0.50mi	3/1.0 (-1)	1,630 (+7%)	4mo	$237,000	$145	57
310 Doty St	0.40mi	3/1.0 (-1)	1,710 (+12%)	2mo	$75,000	$44	54

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.61×
• Total profit: $-20,411
• Equity at exit: $27,867

10-year hold

• IRR: 5.0%
• Equity multiple: 1.46×
• Total profit: $23,830
• Equity at exit: $16,160

Cash invested: $52,332 (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 54935

• Rents YoY: 11.2%
• Active inventory: 154
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$980
• Tax from tax record: −$245 /mo · $2,940/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $16

Break-even live

Break-even rent $1,649

Max offer price $186,900

Occupancy floor 94%

Sensitivity live

Price	-10% $122	-5% $69	+0% $16	+5% $-37	+10% $-90
Rent	-10% $-116	-5% $-50	+0% $16	+5% $82	+10% $148
Rate	-1.0pp $110	-0.5pp $64	base $16	+0.5pp $-32	+1.0pp $-82

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: $46,725
• Closing costs: $5,607
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $186,900 Active 32 DOM
2. 2026-06-19
   days on market $186,900 Active 30 DOM
3. 2026-06-18
   days on market $186,900 Active 29 DOM
4. 2026-06-17
   days on market $186,900 Active 28 DOM
5. 2026-06-16
   days on market $186,900 Active 27 DOM
6. 2026-06-15
   days on market $186,900 Active 26 DOM
7. 2026-06-14
   days on market $186,900 Active 24 DOM
8. 2026-06-12
   pricedays on market $186,900 Active 23 DOM
9. 2026-06-09
   days on market $199,900 Active 20 DOM
10. 2026-06-09
    remarks 387-char remark
11. 2026-06-08
    days on market $199,900 Active 19 DOM
12. 2026-06-07
    days on market $199,900 Active 18 DOM
13. 2026-06-05
    days on market $199,900 Active 15 DOM
14. 2026-06-03
    days on market $199,900 Active 14 DOM
15. 2026-06-02
    days on market $199,900 Active 13 DOM
16. 2026-06-01
    days on market $199,900 Active 12 DOM
17. 2026-05-31
    days on market $199,900 Active 11 DOM
18. 2026-05-30
    days on market $199,900 Active 10 DOM
19. 2026-05-19
    listed $199,900 Active

ⓘ 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: $2,940 · $245/mo
• Projected year-2 tax: $3,199 · $267/mo
• Expected delta: +$259/yr (+$22/mo · 8.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 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: $20,036
• − Mortgage interest: −$10,469
• − Property taxes: −$2,940
• − Insurance: −$934
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$5,437
• Taxable loss: −$2,951
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $900/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: Fond Du Lac School District
• NCES district ID: 5504680
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $50,125
• Composite: 28.31/100
• National rank: #6786
• State rank: #255 of 342 in WI

Livability — Fond du Lac

• Score: 74/100
• State rank: #170
• US rank: #4627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fond du Lac, WI
• County: Fond du Lac County · 41,613 people
• City population: 41,613
• Metro: Fond du Lac, WI
• Population (ZIP): 41,613
• Household income: $63,144
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1157.0

Population outlook (Fond du Lac County) Hauer SSP2

• Today (2025): 102,433 people
• By 2030: 101,594 · -0.8%
• By 2040: 98,503 · -3.8%
• By 2050: 95,039 · -7.2%
• By 2075: 90,551 · -11.6%
• By 2100: 87,819 · -14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 6% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Lithuanian 4% Portuguese 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Fond du Lac

• 2024 margin: Strong R (+28.7) · D 35.1% · R 63.8% · Other 1.1%
• 2008→2024 swing: -19.7pp toward R · 2008: -9.0pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+26.5 2016: R+26.7 2012: R+15.0 2008: R+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -178.76%
• Current HPI: 205.5097
• Rent YoY: ▲ 11.15%
• Metro: Fond du Lac, 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

• 2026-05-19 Listed $199,900 RANW

Property tax history

+1.9%/yr

Latest (2025): $2,940 · +16.8% YoY. Source: county tax records.