1633 W Weiland Ln · Appleton, WI 54914

$349,900

4 bd · 3.0 ba · 2,112 sqft · MultiFamily public records · 1 Days on market

Built 1983 9,147 sqft lot Est $351k · at est.

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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 +21.4/30.0
• ARV discount +7.6/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Rent growth +4.4/5.0
• Livability +4.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great duplex opportunity in Appleton! Whether you're looking to add to your investment portfolio or explore owner-occupancy options, this property offers flexibility and potential. Conveniently located near parks, restaurants, shopping, and other local amenities, it provides easy access to everyday conveniences. Each unit features 2 bedrooms, 1 full bathroom, 1 half bathroom, and an attached 1-car garage. With functional layouts and plenty of opportunity to add value, this duplex is ready for its next owner. Don't miss the chance to make this versatile property your next investment or homeownership opportunity. Also available with 1427 College Ave & 706 Hawthorne Dr in Appleton. Open

Key facts

• 9,147 sq ft lot
• Built 1983

Property features AI

Finance

• Other: Includes 2 refrigerators, 2 stoves, and 1 washer; Seller/tenant personal property excluded

Exterior

• Parking: Outside parking
• Utilities: Municipal water; Municipal sewer
• Home design: Multi-family property (2 units); 2-story building; Estimated total living area between 2,001 and 2,500
• Construction: Lot about 0.21 acre; Zoned residential
• Exterior features: Vinyl exterior; Porch

Interior

• Kitchen: Unit 2 kitchen approx. 9 x 9; Two stoves included; Two refrigerators included
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms (master approx. 11 x 18; second bedroom approx. 10 x 12)
• Bathrooms: Unit 1: 1 full bath and 1 half bath; Unit 2: 1 full bath
• Heating & cooling: Natural gas heating
• Interior features: Full poured concrete basement with sump pump
• Laundry & utility: Washer included; Separate gas meters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.8-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive. Per door: $260/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 8.1% vs local median 3.8% in Appleton — 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 82/100 on livability (#44 in WI, #1,073 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Appleton Area School District (urban): math 33% / reading 36% proficiency, ranked #224 of 342 in WI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.8%/yr); 54 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 460 units permitted in Outagamie County in 2024 (30 in 5+ unit buildings).
• At $3,538/mo this rent would consume 53% of the median local household income ($80k/yr) (locally 744% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $142k; list at $350k implies a 146% gain — meaningful room to come down on a strong offer.

Recommended offer $349,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $350,592
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2607 N Birchwood Ave	0.20mi	4/2.5	2,244 (+6%)	17mo	$328,000	$146	64
1638 W Pershing St	0.14mi	4/2.0	1,842 (-13%)	12mo	$305,000	$166	58
809 W Browning St	0.71mi	4/2.0	1,846 (-13%)	4mo	$316,000	$171	39
2415 N Locust St	0.75mi	4/2.0	1,881 (-11%)	10mo	$295,000	$157	35

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 · 7.77% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-5,769
• Equity at exit: $52,171

10-year hold

• IRR: 12.6%
• Equity multiple: 2.21×
• Total profit: $118,151
• Equity at exit: $30,253

Cash invested: $97,972 (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 54914

• Rents YoY: 7.8%
• Active inventory: 54
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $3,538 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$294 /mo · $3,523/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$743
• Net cashflow: $521

Break-even live

Break-even rent $2,879

Max offer price $349,900

Occupancy floor 80%

Sensitivity live

Price	-10% $719	-5% $620	+0% $521	+5% $422	+10% $323
Rent	-10% $241	-5% $381	+0% $521	+5% $661	+10% $800
Rate	-1.0pp $697	-0.5pp $610	base $521	+0.5pp $430	+1.0pp $338

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.8	$3,538
Total (2 units)			$3,538

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2930 W Glenpark Dr Unit 2930 Appleton, WI	3.0	2.0	1850	$2,300	$1.24	14d	1	1.03mi
1115 N Mason St Appleton, WI	3.0	2.0	1664	$1,495	$0.90	14d	1	1.03mi

Listing history 2 events

1. 2026-06-19
   remarks 695-char remark
2. 2026-06-19
   listed $349,900 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: $3,523 · $294/mo
• Projected year-2 tax: $4,998 · $416/mo
• Expected delta: +$1,475/yr (+$123/mo · 41.9%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,456
• − Mortgage interest: −$19,600
• − Property taxes: −$3,523
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,396
• − Management: −$3,396
• − Depreciation: −$10,179
• Taxable income: $612
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $6,102/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: Appleton Area School District
• NCES district ID: 5500390
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $53,892
• Composite: 30.3/100
• National rank: #6279
• State rank: #224 of 342 in WI

Livability — Appleton

• Score: 82/100
• State rank: #44
• US rank: #1073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Appleton, WI
• County: Outagamie County · 155,051 people
• City population: 126,671
• Metro: Appleton, WI
• Population (ZIP): 31,849
• Household income: $79,875
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 744.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 6% Portuguese 4% Iranian 4%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 7% Other Asian/Pacific 3% German/W. Germanic 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: ▼ -213.81%
• Current HPI: 214.5939
• Rent YoY: ▲ 7.77%
• 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

+146.4% since first listed

2 events — show timeline

• 2026-06-17 Listed $349,900 RANW
• 2005-09-13 Sold (Public Records) $142,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $3,523 · +5.9% YoY. Source: county tax records.