109 E 11th St · Kaukauna, WI 54130

$149,900

4 bd · 1.0 ba · 1,172 sqft · SingleFamily · 62 Days on market

Built 1947 7,405 sqft lot $128/sqft · 30% below area Est $214k · 30% under ↓ 6% since listing

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Why this score? — see what drove the B- 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.6/10.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all DIY enthusiasts, flippers, and visionaries! This home in the heart of Kaukauna is ready for its next chapter. The home offers: 4 bedrooms, 1 bath, and a 1.5 car detached garage. Located near town, and close to shopping! This home is being sold in "AS IS" condition! Don't wait, this one won't last long.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.7% in Kaukauna — 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 89/100 on livability (#9 in WI, #120 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+.
• Kaukauna Area School District (suburban): math 46% / reading 42% proficiency, ranked #98 of 342 in WI (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; solid renter incomes; 460 units permitted in Outagamie County in 2024 (30 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 $4k of value loss. Plan a longer hold.
• Outagamie County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.16% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

• ARV (median comp): $213,656
• List price: $149,900
• Delta: -29.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Klein St	0.57mi	3/1.0 (-1)	1,184 (+1%)	6mo	$200,000	$169	62
227 E 10th St	0.12mi	3/1.0 (-1)	1,310 (+12%)	10mo	$220,025	$168	61
307 W 3rd St	0.57mi	3/1.0 (-1)	1,200 (+2%)	4mo	$100,000	$83	61
1312 Glenview Ave	0.29mi	3/1.5 (-1)	1,064 (-9%)	4mo	$241,100	$227	61
421 W 10th St	0.35mi	3/1.0 (-1)	1,274 (+9%)	8mo	$235,000	$184	57
309 E 17th St	0.41mi	3/1.5 (-1)	1,244 (+6%)	8mo	$235,000	$189	57
909 Boyd Ave	0.42mi	3/1.0 (-1)	1,280 (+9%)	6mo	$215,000	$168	55
1501 Oakridge Ave	0.36mi	3/1.0 (-1)	1,328 (+13%)	2mo	$255,000	$192	55
423 W 7th St	0.43mi	3/1.0 (-1)	1,040 (-11%)	3mo	$146,000	$140	54
621 W 7th St	0.59mi	3/1.5 (-1)	1,240 (+6%)	4mo	$240,000	$194	53
413 W 6th St	0.46mi	3/1.5 (-1)	1,344 (+15%)	2mo	$189,000	$141	46
1604 Kenneth Ave	0.43mi	3/1.0 (-1)	1,008 (-14%)	8mo	$221,100	$219	45

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,668
• Equity at exit: $22,351

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $21,336
• Equity at exit: $12,961

Cash invested: $41,972 (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 54130

• Active inventory: 61
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$223 /mo · $2,675/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $307

Break-even live

Break-even rent $1,356

Max offer price $149,900

Occupancy floor 77%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   price $149,900 Active 62 DOM
2. 2026-06-18
   days on market $169,900 Active 62 DOM
3. 2026-06-17
   days on market $169,900 Active 61 DOM
4. 2026-06-16
   days on market $169,900 Active 60 DOM
5. 2026-06-15
   days on market $169,900 Active 59 DOM
6. 2026-06-14
   days on market $169,900 Active 57 DOM
7. 2026-06-13
   days on market $169,900 Active 56 DOM
8. 2026-06-10
   days on market $169,900 Active 54 DOM
9. 2026-06-09
   days on market $169,900 Active 53 DOM
10. 2026-06-08
    days on market $169,900 Active 52 DOM
11. 2026-06-07
    days on market $169,900 Active 51 DOM
12. 2026-06-05
    days on market $169,900 Active 48 DOM
13. 2026-06-03
    days on market $169,900 Active 47 DOM
14. 2026-06-02
    days on market $169,900 Active 46 DOM
15. 2026-06-01
    days on market $169,900 Active 45 DOM
16. 2026-05-31
    days on market $169,900 Active 44 DOM
17. 2026-05-30
    days on market $169,900 Active 43 DOM
18. 2026-05-15
    price $169,900 325-char remark

    Show marketing remark (325 chars)

    Calling all DIY enthusiasts, flippers, and visionaries! This home in the heart of Kaukauna is ready for its next chapter. The home offers: 4 bedrooms, 1 bath, and a 1.5 car detached garage. Located near town, and close to shopping! This home is being sold in "AS IS" condition! Don't wait, this one won't last long.

19. 2026-05-11
    status Active 325-char remark

    Show marketing remark (325 chars)

    Calling all DIY enthusiasts, flippers, and visionaries! This home in the heart of Kaukauna is ready for its next chapter. The home offers: 4 bedrooms, 1 bath, and a 1.5 car detached garage. Located near town, and close to shopping! This home is being sold in "AS IS" condition! Don't wait, this one won't last long.

20. 2026-04-21
    historical Active w/ Contract 325-char remark

    Show marketing remark (325 chars)

    Calling all DIY enthusiasts, flippers, and visionaries! This home in the heart of Kaukauna is ready for its next chapter. The home offers: 4 bedrooms, 1 bath, and a 1.5 car detached garage. Located near town, and close to shopping! This home is being sold in "AS IS" condition! Don't wait, this one won't last long.

21. 2026-04-17
    listed $179,900 Active 325-char remark

    Show marketing remark (325 chars)

    Calling all DIY enthusiasts, flippers, and visionaries! This home in the heart of Kaukauna is ready for its next chapter. The home offers: 4 bedrooms, 1 bath, and a 1.5 car detached garage. Located near town, and close to shopping! This home is being sold in "AS IS" condition! Don't wait, this one won't last long.

ⓘ 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: $2,675 · $223/mo
• Projected year-2 tax: $2,724 · $227/mo
• Expected delta: +$49/yr (+$4/mo · 1.8%)

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

Taxation est. · year 1

• Rental income: $20,944
• − Mortgage interest: −$8,397
• − Property taxes: −$2,675
• − Insurance: −$750
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$4,361
• Taxable income: $1,411
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $3,349/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: Kaukauna Area School District
• NCES district ID: 5507290
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $60,141
• Composite: 38.81/100
• National rank: #4118
• State rank: #98 of 342 in WI

Livability — Kaukauna

• Score: 89/100
• State rank: #9
• US rank: #120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kaukauna, WI
• County: Outagamie County · 155,051 people
• City population: 28,380
• Metro: Appleton, WI
• Population (ZIP): 28,380
• Household income: $89,131
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 504.0

Population outlook (Outagamie County) Hauer SSP2

• Today (2025): 195,863 people
• By 2030: 201,154 · +2.7%
• By 2040: 209,053 · +6.7%
• By 2050: 211,957 · +8.2%
• By 2075: 214,299 · +9.4%
• By 2100: 200,825 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Iranian 15% Romanian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Outagamie

• 2024 margin: R (+10.2) · D 44.2% · R 54.4% · Other 1.5%
• 2008→2024 swing: -21.8pp toward R · 2008: 11.6pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+9.9 2016: R+12.6 2012: R+1.8 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.51%
• Current HPI: 213.4207
• Rent YoY: —
• Metro: Appleton, 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

-5.6% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $169,900 RANW
• 2026-05-11 Relisted — RANW
• 2026-04-21 Contingent — RANW
• 2026-04-17 Listed $179,900 RANW

Property tax history

+0.9%/yr

Latest (2025): $2,675 · +28.7% YoY. Source: county tax records.