2071 Shady Ln · Ashwaubenon, WI 54313

$599,500

3 bd · 3.5 ba · 4,030 sqft · SingleFamily · 52 Days on market

Built 1993 0.30 ac lot Est $600k · 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.6/15.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning all-brick colonial in the heart of Ashwaubenon ? this meticulously maintained and beautifully updated 3 bedroom, 3 full bath and half bath home sits on a gorgeous wooded lot. The main level impresses with rich hardwood floors, a gas fireplace, formal living room, formal dining room, and a beautifully updated kitchen with brand new counters and backsplash (2026). The primary suite is featuring a double vanity, jet tub, and walk-in closet. Fresh updated lighting and new ceiling fans are found throughout (2024?2026). The finished lower level has a spacious rec room and stunning bar/rec room featuring authentic signatures from Packers. Room dimensions are approximate and not guaranteed

Key facts

• All-brick colonial
• Formal dining room
• Rich hardwood floors

Tags

• ALL-BRICK COLONIAL
• GORGEOUS WOODED LOT
• RICH HARDWOOD FLOORS
• GAS FIREPLACE
• FORMAL LIVING ROOM
• FORMAL DINING ROOM

Property features AI

Finance

• Other: Lot size approximately 0.3 acre (under 1/2 acre); Zoned residential

Exterior

• Parking: Attached 2-car garage with basement access
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Two-story single-family home; Construction completed
• Construction: Finished above grade living area approximately 2,830; Finished below grade living area approximately 1,200; Built (year per assessor/public record)
• Exterior features: Patio; Automatic sprinkler system; Brick and brick/stone exterior

Interior

• Kitchen: Kitchen with island; Dishwasher; Range/Oven; Refrigerator
• Bedrooms: Primary bedroom (Upper) approximately 17 x 13; Bedroom 2 (Upper) approximately 13 x 12; Bedroom 3 (Upper) approximately 14 x 13
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cable/satellite available; High-speed internet; Walk-in closets; Full, partially finished basement with poured concrete
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $600k).
• Recommended offer: $582k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 1.6% in Ashwaubenon — 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 79/100 on livability (#94 in WI, #2,333 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Ashwaubenon School District (suburban): math 38% / reading 39% proficiency, ranked #171 of 342 in WI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Valley View Elementary (math 43% / reading 36%, grade F, #490 of 1,041 statewide, top 53%, 713 students, 44% FRL); Parkview Middle (math 31% / reading 41%, grade F, #188 of 383 statewide, top 52%, 724 students, 36% FRL); Ashwaubenon High (math 35% / reading 32%, grade F, #180 of 483 statewide, top 37%, 998 students, 33% FRL).
• Market conditions: 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,585 units permitted in Brown County in 2024 (877 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Brown County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $425k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $581,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.08% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $600,470
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2071 Shady Ln	0.00mi	3/3.5	4,030 (0%)	1mo	$599,500	$149	99
1570 Mesa Dr	0.17mi	4/3.0 (+1)	3,740 (-7%)	6mo	$587,500	$157	68
2466 Parkwood Dr	0.24mi	3/3.0	3,706 (-8%)	7mo	$375,000	$101	68

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-22,195
• Equity at exit: $89,387

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $77,139
• Equity at exit: $51,834

Cash invested: $167,860 (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 54313

• Home prices YoY: -33.5%
• Active inventory: 133
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $6,500 medium
• Mortgage (P&I): −$3,144
• Tax from tax record: −$564 /mo · $6,772/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,365
• Net cashflow: $1,177

Break-even live

Break-even rent $5,010

Max offer price $599,500

Occupancy floor 77%

Sensitivity live

Price	-10% $1,516	-5% $1,347	+0% $1,177	+5% $1,007	+10% $838
Rent	-10% $664	-5% $920	+0% $1,177	+5% $1,434	+10% $1,691
Rate	-1.0pp $1,479	-0.5pp $1,329	base $1,177	+0.5pp $1,022	+1.0pp $864

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: $149,875
• Closing costs: $17,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1071 Brookwood Dr Unit 1 Green Bay, WI	3.0	2.0	3000	$6,500	$2.17	46d	1	1.07mi

Listing history 4 events

1. 2026-04-20
   historical Active w/ Contract
2. 2026-04-06
   listed $599,500 Active
3. 2021-05-05
   soldstatus $425,000
4. 2000-09-05
   soldstatus $299,500

ⓘ 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: $6,772 · $564/mo
• Projected year-2 tax: $8,931 · $744/mo
• Expected delta: +$2,159/yr (+$180/mo · 31.9%)

ⓘ 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 1/10 Low 7 d/yr ≥96°F today · 12 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: $78,000
• − Mortgage interest: −$33,581
• − Property taxes: −$6,772
• − Insurance: −$2,998
• − Repairs & maintenance: −$6,240
• − Management: −$6,240
• − Depreciation: −$17,440
• Taxable income: $4,729
• Est. tax owed @ 24.0%: −$1,135
• After-tax cash flow: $12,989/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: Ashwaubenon School District
• NCES district ID: 5500540
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $52,835
• Composite: 33.53/100
• National rank: #5432
• State rank: #171 of 342 in WI

Livability — Ashwaubenon

• Score: 79/100
• State rank: #94
• US rank: #2333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashwaubenon, WI
• City population: 27,876
• Population (ZIP): 40,959

Population outlook (Brown County) Hauer SSP2

• Today (2025): 277,484 people
• By 2030: 285,604 · +2.9%
• By 2040: 298,167 · +7.5%
• By 2050: 305,141 · +10.0%
• By 2075: 315,496 · +13.7%
• By 2100: 305,184 · +10.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Asian 2% Native American 2% Black 1%
• Common ancestry: Romanian 12% Iranian 5% English 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Brown

• 2024 margin: Lean R (+7.5) · D 45.6% · R 53.1% · Other 1.3%
• 2008→2024 swing: -16.7pp toward R · 2008: 9.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+7.2 2016: R+10.8 2012: R+1.8 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.62%
• Current HPI: 229.1074
• 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

+100.2% since first listed

4 events — show timeline

• 2026-04-20 Contingent — RANW
• 2026-04-06 Listed $599,500 RANW
• 2021-05-05 Sold (Public Records) $425,000 Public Records
• 2000-09-05 Sold (Public Records) $299,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $6,772 · -0.2% YoY. Source: county tax records.