516 S Franklin St · Shawano, WI 54166

$179,000

3 bd · 1.0 ba · 1,471 sqft · SingleFamily · 24 Days on market

Built 1900 7,840 sqft lot Est $194k · 8% 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).

• Cash flow +16.9/30.0
• ARV discount +11.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Story colonial New oak cabinets New windows Hardwood floors Large 16x15 formal DR New updated BA BR main floor with walk-in closet 2 large 15x12 ft BR on upper floor Open stairway Victorian front door Newly insulated Open air Side porch Fire pit back yard Huge maple hemlock cedar trees 1.5 car GA Close to downtown

Key facts

• Nearby franklin park
• Sidewalks
• Corner lot

Tags

• CORNER LOT
• NEARBY FRANKLIN PARK
• DETACHED GARAGE
• SIDEWALKS

Property features AI

Finance

• Other: Stove, refrigerator, washer and dryer are excluded from the sale; Listing broker: Keller Williams Fox Cities

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: 2-story single-family home; Construction completed; Residential zoning
• Construction: Less than 1/2 acre lot (0.18 acre)
• Exterior features: Vinyl exterior; Sidewalks

Interior

• Kitchen: Kitchen on main level — 15 x 9
• Bedrooms: Master bedroom (main level) — 15 x 9; Bedroom 2 (upper level) — 15 x 12; Bedroom 3 (upper level) — 15 x 11
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Full stone basement; Living room on main level; Dining room on main level
• Laundry & utility: Washer and dryer excluded from sale

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $161k (10.1% below list).
• Recommended offer: $161k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.2% in Shawano — 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 (#259 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment C-, amenities F, commute F.
• Shawano School District (town): math 26% / reading 28% proficiency, ranked #299 of 342 in WI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hillcrest Primary School (436 students, 58% FRL); Shawano Community Middle (math 25% / reading 30%, grade F, #295 of 383 statewide, top 78%, 485 students, 53% FRL); Shawano High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 803 students, 42% FRL).
• Market conditions: 84 active listings in the ZIP; 77 units permitted in Shawano County in 2024 (0 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.
• Shawano 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 24 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago 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 $30k; list at $179k implies a 497% 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 $160,960 (10.1% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 0.90% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $194,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 W Wescott Ave	0.29mi	3/1.0	1,575 (+7%)	1mo	$115,000	$73	74
724 S Hamlin St	0.50mi	3/1.0	1,507 (+2%)	2mo	$130,000	$86	70
1119 S Weed St	0.51mi	3/1.5	1,459 (-1%)	4mo	$193,000	$132	69
505 S Union St	0.42mi	3/2.0	1,380 (-6%)	1mo	$225,000	$163	65
618 E Division St	0.58mi	3/2.0	1,419 (-4%)	2mo	$229,900	$162	61
414 N Lafayette St	0.63mi	3/1.0	1,404 (-5%)	3mo	$120,000	$85	61
515 S Union St	0.41mi	3/1.0	1,320 (-10%)	7mo	$165,000	$125	58
1046 S Sawyer St	0.64mi	4/1.0 (+1)	1,496 (+2%)	7mo	$169,900	$114	57
321 E Richmond St	0.36mi	2/1.0 (-1)	1,336 (-9%)	9mo	$115,000	$86	56
944 S Evergreen St	0.73mi	3/1.0	1,394 (-5%)	3mo	$200,000	$143	55
W7618 Poplar Rd	0.70mi	3/1.5	1,344 (-9%)	1mo	$189,900	$141	50
1036 S Main St	0.60mi	4/2.0 (+1)	1,630 (+11%)	8mo	$270,000	$166	38

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-21,446
• Equity at exit: $26,689

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-9,018
• Equity at exit: $15,477

Cash invested: $50,120 (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 54166

• Home prices YoY: -31.5%
• Active inventory: 84
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $119

Break-even live

Break-even rent $1,459

Max offer price $179,000

Occupancy floor 88%

Sensitivity live

Price	-10% $220	-5% $170	+0% $119	+5% $68	+10% $18
Rent	-10% $-8	-5% $56	+0% $119	+5% $183	+10% $246
Rate	-1.0pp $209	-0.5pp $165	base $119	+0.5pp $73	+1.0pp $26

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $179,000 Active 24 DOM
2. 2026-06-21
   days on market $179,000 Active 23 DOM
3. 2026-06-18
   days on market $179,000 Active 21 DOM
4. 2026-06-17
   days on market $179,000 Active 20 DOM
5. 2026-06-16
   days on market $179,000 Active 19 DOM
6. 2026-06-15
   days on market $179,000 Active 18 DOM
7. 2026-06-15
   days on market $179,000 Active 17 DOM
8. 2026-06-13
   days on market $179,000 Active 16 DOM
9. 2026-06-12
   days on market $179,000 Active 15 DOM
10. 2026-06-09
    days on market $179,000 Active 12 DOM
11. 2026-06-08
    days on market $179,000 Active 11 DOM
12. 2026-06-08
    days on market $179,000 Active 10 DOM
13. 2026-06-05
    days on market $179,000 Active 8 DOM
14. 2026-06-04
    days on market $179,000 Active 7 DOM
15. 2026-06-03
    days on market $179,000 Active 6 DOM
16. 2026-06-02
    days on market $179,000 Active 5 DOM
17. 2026-06-01
    days on market $179,000 Active 4 DOM
18. 2026-05-31
    days on market $179,000 Active 3 DOM
19. 2026-05-28
    listed $179,000 Active
20. 2015-09-18
    soldstatus $30,000
21. 2013-02-04
    listed $79,900 317-char remark

    Show marketing remark (317 chars)

    2 Story colonial New oak cabinets New windows Hardwood floors Large 16x15 formal DR New updated BA BR main floor with walk-in closet 2 large 15x12 ft BR on upper floor Open stairway Victorian front door Newly insulated Open air Side porch Fire pit back yard Huge maple hemlock cedar trees 1.5 car GA Close to downtown

22. 2013-02-04
    historical 317-char remark

    Show marketing remark (317 chars)

    2 Story colonial New oak cabinets New windows Hardwood floors Large 16x15 formal DR New updated BA BR main floor with walk-in closet 2 large 15x12 ft BR on upper floor Open stairway Victorian front door Newly insulated Open air Side porch Fire pit back yard Huge maple hemlock cedar trees 1.5 car GA Close to downtown

23. 2013-01-25
    listed $79,900
24. 2013-01-25
    historical
25. 2011-06-06
    soldstatus $86,400
26. 2006-06-26
    soldstatus $79,000

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $2,491 · $208/mo
• Expected delta: +$821/yr (+$68/mo · 49.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,315
• − Mortgage interest: −$10,027
• − Property taxes: −$1,670
• − Insurance: −$895
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$5,207
• Taxable loss: −$1,574
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $1,807/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: Shawano School District
• NCES district ID: 5513620
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $45,228
• Composite: 23.26/100
• National rank: #7933
• State rank: #299 of 342 in WI

Livability — Shawano

• Score: 71/100
• State rank: #259
• US rank: #6614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawano, WI
• Population (ZIP): 16,761

Population outlook (Shawano County) Hauer SSP2

• Today (2025): 39,186 people
• By 2030: 37,656 · -3.9%
• By 2040: 34,075 · -13.0%
• By 2050: 29,908 · -23.7%
• By 2075: 22,011 · -43.8%
• By 2100: 16,131 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Native American 8% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Lithuanian 3% Portuguese 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shawano

• 2024 margin: Solid R (+36.3) · D 31.3% · R 67.6% · Other 1.1%
• 2008→2024 swing: -39.9pp toward R · 2008: 3.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.6 2016: R+33.9 2012: R+10.0 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.40%
• Current HPI: 218.3593
• 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

+126.6% since first listed

8 events — show timeline

• 2026-05-28 Listed $179,000 RANW
• 2015-09-18 Sold (Public Records) $30,000 Public Records
• 2013-02-04 Listing Removed — METROMLS
• 2013-02-04 Listed $79,900 METROMLS
• 2013-01-25 Listing Removed — RANW
• 2013-01-25 Listed $79,900 RANW
• 2011-06-06 Sold (Public Records) $86,400 Public Records
• 2006-06-26 Sold (Public Records) $79,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,670 · +7.3% YoY. Source: county tax records.