492 Cottage Grove Ave · Ashwaubenon, WI 54304

$136,000

3 bd · 1.0 ba · 1,040 sqft · Other · 67 Days on market

Built 1955 6,534 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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

Ranch home with exterior updates to siding, windows and shingles. This three bedroom 1 bath home has some hardwood floors, updated kitchen cabinets and potential. Two stall garage allows extra space for the rear work bench. HUD Case# 581-259781. The Seller is selling the property in "As Is" condition. Seller nor its representatives make any representations or warranties regarding property. For your protection get a home inspection. For property conditions, forms and disclosures please visit www. HUDHomestore.com.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas heat
• Home design: Single-family, one-story home; Construction completed
• Construction: Finished above-grade living area about 1,040 (range 1,001–1,250); No finished below-grade area
• Exterior features: Vinyl exterior; Lot is approximately 0.15 acres (less than 1/2 acre)

Interior

• Kitchen: Kitchen on main level, approximately 13 x 16
• Bedrooms: Master bedroom on main level, approximately 14 x 12; Second bedroom on main level, approximately 9 x 10; Third bedroom on main level, approximately 11 x 10
• Bathrooms: One full bathroom
• Interior features: Full block basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $136k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $128k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: schools D+, 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.
• Market conditions: 85 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,585 units permitted in Brown County in 2024 (877 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1955 — 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 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?
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: 1.40% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $11,278
• Equity at exit: $20,278

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $52,863
• Equity at exit: $11,759

Cash invested: $38,080 (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 54304

• Home prices YoY: -34.3%
• Active inventory: 85
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$713
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $522

Break-even live

Break-even rent $1,236

Max offer price $136,000

Occupancy floor 67%

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2151 Early St Green Bay, WI	3.0	1.0	1400	$1,575	$1.12	43d	1	0.28mi
798 Element Way Unit 123 Ashwaubenon, WI	2.0	2.0	1172	$2,000	$1.71	21d	1	0.75mi
798 Element Way Unit 223 Ashwaubenon, WI	2.0	2.0	1172	$2,075	$1.77	43d	1	0.75mi
772 Element Way Ashwaubenon, WI	1.0–2.0	1.0–2.0	995	$2,080	$2.09	13d	1	0.79mi
746 Element Way Unit 308 Ashwaubenon, WI	2.0	2.0	1370	$2,265	$1.65	43d	1	0.80mi
746 Element Way Unit 212 Ashwaubenon, WI	2.0	2.0	1230	$1,995	$1.62	43d	1	0.80mi
746 Element Way Apt 201 Ashwaubenon, WI	2.0	2.0	1190	$2,115	$1.78	21d	1	0.81mi
840 Element Way Unit 840-313 Green Bay, WI	2.0	2.0	1207	$2,090	$1.73	43d	1	0.84mi
840 Element Way Unit 840-221 Green Bay, WI	2.0	2.0	1242	$2,225	$1.79	43d	1	0.84mi
840 Element Way Unit 840-229 Green Bay, WI	2.0	2.0	1169	$2,125	$1.82	21d	1	0.84mi
1500 14th Ave Green Bay, WI	3.0	1.0	1089	$1,699	$1.56	21d	1	0.91mi
1446 Pilgrim St Green Bay, WI	2.0	1.0	920	$1,800	$1.96	21d	1	1.24mi

Listing history 16 events

1. 2026-06-16
   status $136,000 Pending 67 DOM
2. 2026-06-16
   days on market $136,000 Active w/ Contract 67 DOM
3. 2026-06-15
   days on market $136,000 Active w/ Contract 66 DOM
4. 2026-06-14
   days on market $136,000 Active w/ Contract 64 DOM
5. 2026-06-13
   days on market $136,000 Active w/ Contract 63 DOM
6. 2026-06-10
   days on market $136,000 Active w/ Contract 61 DOM
7. 2026-06-09
   days on market $136,000 Active w/ Contract 60 DOM
8. 2026-06-08
   days on market $136,000 Active w/ Contract 59 DOM
9. 2026-06-07
   days on market $136,000 Active w/ Contract 58 DOM
10. 2026-06-03
    days on market $136,000 Active w/ Contract 54 DOM
11. 2026-06-02
    days on market $136,000 Active w/ Contract 53 DOM
12. 2026-06-01
    days on market $136,000 Active w/ Contract 52 DOM
13. 2026-05-31
    days on market $136,000 Active w/ Contract 51 DOM
14. 2026-05-30
    days on market $136,000 Active w/ Contract 50 DOM
15. 2026-04-21
    historical Active w/ Contract
16. 2026-04-09
    listed $136,000 Active

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,500 · $208/mo
• Expected delta: +$16/yr (+$1/mo · 0.7%)

ⓘ 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 ≥95°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: $22,771
• − Mortgage interest: −$7,618
• − Property taxes: −$2,484
• − Insurance: −$680
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$3,956
• Taxable income: $4,390
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $5,214/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
• County: Brown County · 159,123 people
• City population: 27,876
• Metro: Green Bay, WI
• Population (ZIP): 28,502
• Household income: $63,865
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 908.0

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 (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 10% Asian 5% Native American 5% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 7% English 6% Lithuanian 4%
• Foreign-born: 5% · Canada, China
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% 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: ▼ -143.27%
• Current HPI: 274.4544
• Rent YoY: —
• 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

2 events — show timeline

• 2026-04-21 Contingent — RANW
• 2026-04-09 Listed $136,000 RANW

Property tax history

+3.7%/yr

Latest (2025): $2,484 · +0.9% YoY. Source: county tax records.