977 Velp Ave · Green Bay, WI 54303

$86,000

1 bd · 1.0 ba · 450 sqft · Other · 10 Days on market

Built 1916 5,001 sqft lot

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors! 1BR/1BA bungalow home near dining, parks, schools features a new long-life metal roof, vinyl siding, vinyl windows! LR w/ wood flooring & efficient mini-split heat+A/C. Eat-n kitchen has been prepped for renovation and awaits your customization! Nicely updated bath w/ newer fixtures & walk-in shower. Bedroom w/ walk-in closet. Laundry/Utility room has direct access to back-yard w/ fire-pit & very nice shed w/ rolling O/H door. This home will need your TLC. Easy access to I-43, I-41, Hwy 141 corridors & downtown entertainment. Kitchen has some unfinished portions of floor & wall. Listing Agent is Seller.

Key facts

• Vinyl windows
• Updated bath
• Vinyl siding

Tags

• NEW LONG-LIFE METAL ROOF
• VINYL SIDING
• VINYL WINDOWS
• EFFICIENT MINI-SPLIT HEAT A/C
• UPDATED BATH
• WALK-IN SHOWER

Property features AI

Finance

• Other: Lot size approximately 0.11 acre (< 1/2 acre)

Exterior

• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Single-family, 1-story; Construction completed; Property zoned residential
• Construction: Built (year per assessor/public record); Slab foundation
• Exterior features: Vinyl exterior; Sidewalks; Storage shed (outbuilding)

Interior

• Kitchen: Kitchen on main level, approximately 9 x 10
• Bedrooms: Main level master bedroom, 9 x 10
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall air conditioning / wall sleeve A/C
• Interior features: Cable/satellite available; High-speed internet available; Walk-in closet(s); Wood floors
• Laundry & utility: No basement (slab foundation)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $86k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $86k).
• Cap rate 8.5% vs local median 3.2% in Green Bay — 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 (#238 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, schools D-, commute F.
• Green Bay Area Public School District (urban): math 18% / reading 20% proficiency, ranked #333 of 342 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.6%/yr); 43 active listings in the ZIP; 1,585 units permitted in Brown County in 2024 (877 in 5+ unit buildings).
• This rent is only 18% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 of loan paydown is wiped out by about $3k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,000

Questions for the listing agent

1. Built in 1916 — 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. 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: 1.05% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,394
• Equity at exit: $12,823

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $7,427
• Equity at exit: $7,436

Cash invested: $24,080 (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 54303

• Home prices YoY: -30.8%
• Rents YoY: 2.6%
• Active inventory: 43
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $901 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $156

Break-even live

Break-even rent $704

Max offer price $86,000

Occupancy floor 78%

Sensitivity live

Price	-10% $204	-5% $180	+0% $156	+5% $131	+10% $107
Rent	-10% $84	-5% $120	+0% $156	+5% $191	+10% $227
Rate	-1.0pp $199	-0.5pp $178	base $156	+0.5pp $133	+1.0pp $111

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $86,000 Active 10 DOM
2. 2026-06-18
   days on market $86,000 Active 9 DOM
3. 2026-06-17
   days on market $86,000 Active 8 DOM
4. 2026-06-16
   days on market $86,000 Active 7 DOM
5. 2026-06-15
   days on market $86,000 Active 6 DOM
6. 2026-06-14
   days on market $86,000 Active 4 DOM
7. 2026-06-13
   days on market $86,000 Active 3 DOM
8. 2026-06-10
   remarks 641-char remark
9. 2026-06-10
   listed $86,000 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: $827 · $69/mo
• Projected year-2 tax: $1,209 · $101/mo
• Expected delta: +$382/yr (+$32/mo · 46.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,806
• − Mortgage interest: −$4,817
• − Property taxes: −$827
• − Insurance: −$430
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,502
• Taxable income: $501
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $1,747/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: Green Bay Area Public School District
• NCES district ID: 5505820
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 20% ▼ -8.00%
• Median HH income: $46,617
• Composite: 16.76/100
• National rank: #9160
• State rank: #333 of 342 in WI

Livability — Green Bay

• Score: 71/100
• State rank: #238
• US rank: #6377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Bay, WI
• County: Brown County · 159,123 people
• City population: 86,988
• Metro: Green Bay, WI
• Population (ZIP): 28,153
• Household income: $60,781
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1466.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 13% Hispanic / Latino 9% Black 4% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Romanian 7% English 6% Italian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 2%

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: ▼ -135.31%
• Current HPI: 303.4672
• Rent YoY: ▲ 2.60%
• Metro: Green Bay, 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

• 2026-06-09 Listed $86,000 RANW

Property tax history

-0.9%/yr

Latest (2025): $827 · +5.4% YoY. Source: county tax records.