959 Laduron Dr · Mishicot, WI 54228

$189,900

3 bd · 1.0 ba · 994 sqft · SingleFamily · 13 Days on market

Built 1963 0.36 ac lot Est $227k · 16% under

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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 +23.0/30.0
• ARV discount +14.8/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute and quaint 3 bedroom home located in desirable Mishicot School District. Home has some newer updates including new roof in 2023, Bathroom, Paint and Flooring. Large wrap around deck and yard making this home feel so much bigger. Quiet neighborhood to raise your family or retire in. Won't last long, priced to sell.

Key facts

• 0.36 acre lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

Location & tenants

• Location reads 70/100 on livability (#300 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Mishicot School District (rural): math 47% / reading 49% proficiency, ranked #61 of 342 in WI (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Schultz Elementary (math 42% / reading 42%, grade F, #433 of 1,041 statewide, top 46%, 448 students, 26% FRL); Mishicot High (math 42% / reading 42%, grade F, #74 of 483 statewide, top 18%, 279 students, 24% FRL).
• Market conditions: 13 active listings in the ZIP; 100 units permitted in Manitowoc County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Manitowoc County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $138k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1963 — 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. 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: 1.05% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $226,632
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 Laduron Dr	0.09mi	3/1.0	936 (-6%)	11mo	$154,213	$165	77
920 Laduron Dr	0.11mi	3/2.0	998 (+0%)	21mo	$228,000	$228	73

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-9,420
• Equity at exit: $28,315

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $19,257
• Equity at exit: $16,419

Cash invested: $53,172 (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 54228

• Home prices YoY: -26.8%
• Active inventory: 13
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$168 /mo · $2,022/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $335

Break-even live

Break-even rent $1,574

Max offer price $189,900

Occupancy floor 78%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-03
   days on market $189,900 Coming Soon 13 DOM
2. 2026-06-02
   days on market $189,900 Coming Soon 12 DOM
3. 2026-06-01
   days on market $189,900 Coming Soon 11 DOM
4. 2026-05-31
   days on market $189,900 Coming Soon 10 DOM
5. 2026-05-30
   days on market $189,900 Coming Soon 9 DOM
6. 2026-05-21
   historical $189,900
7. 2023-04-14
   soldstatus $138,000 Sold 320-char remark

   Show marketing remark (320 chars)

   Cute and quaint 3 bedroom home located in desirable Mishicot School District. Home has some newer updates including new roof in 2023, Bathroom, Paint and Flooring. Large wrap around deck and yard making this home feel so much bigger. Quiet neighborhood to raise your family or retire in. Won't last long, priced to sell.

8. 2023-04-14
   soldstatus $138,000

   Show marketing remark (320 chars)

   Cute and quaint 3 bedroom home located in desirable Mishicot School District. Home has some newer updates including new roof in 2023, Bathroom, Paint and Flooring. Large wrap around deck and yard making this home feel so much bigger. Quiet neighborhood to raise your family or retire in. Won't last long, priced to sell.

9. 2023-04-14
   soldstatus $138,000

   Show marketing remark (320 chars)

   Cute and quaint 3 bedroom home located in desirable Mishicot School District. Home has some newer updates including new roof in 2023, Bathroom, Paint and Flooring. Large wrap around deck and yard making this home feel so much bigger. Quiet neighborhood to raise your family or retire in. Won't last long, priced to sell.

10. 2023-03-11
    historical Contingent 320-char remark

    Show marketing remark (320 chars)

    Cute and quaint 3 bedroom home located in desirable Mishicot School District. Home has some newer updates including new roof in 2023, Bathroom, Paint and Flooring. Large wrap around deck and yard making this home feel so much bigger. Quiet neighborhood to raise your family or retire in. Won't last long, priced to sell.

11. 2023-03-09
    listed $129,900 Active 320-char remark

    Show marketing remark (320 chars)

    Cute and quaint 3 bedroom home located in desirable Mishicot School District. Home has some newer updates including new roof in 2023, Bathroom, Paint and Flooring. Large wrap around deck and yard making this home feel so much bigger. Quiet neighborhood to raise your family or retire in. Won't last long, priced to sell.

12. 2022-12-16
    soldstatus $80,000

ⓘ 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: $2,022 · $168/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$746/yr (+$62/mo · 36.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,983
• − Mortgage interest: −$10,637
• − Property taxes: −$2,022
• − Insurance: −$950
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$5,524
• Taxable income: $1,013
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $3,782/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: Mishicot School District
• NCES district ID: 5509750
• Math proficiency: 47% ▲ 3.00%
• Reading proficiency: 49% ▲ 3.00%
• Median HH income: $59,706
• Composite: 42.06/100
• National rank: #3326
• State rank: #61 of 342 in WI

Livability — Mishicot

• Score: 70/100
• State rank: #300
• US rank: #7879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mishicot, WI
• Population (ZIP): 2,886

Population outlook (Manitowoc County) Hauer SSP2

• Today (2025): 76,561 people
• By 2030: 74,096 · -3.2%
• By 2040: 67,752 · -11.5%
• By 2050: 60,731 · -20.7%
• By 2075: 48,723 · -36.4%
• By 2100: 39,250 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 14% English 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Manitowoc

• 2024 margin: Strong R (+23.4) · D 37.6% · R 61.0% · Other 1.4%
• 2008→2024 swing: -30.9pp toward R · 2008: 7.5pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+23.2 2016: R+21.7 2012: R+2.8 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.14%
• Current HPI: 216.5486
• 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

+137.4% since first listed

7 events — show timeline

• 2026-05-21 Coming Soon $189,900 METROMLS
• 2023-04-14 Sold (Public Records) $138,000 Public Records
• 2023-04-14 Sold (Public Records) $138,000 Public Records
• 2023-04-14 Sold (MLS) $138,000 METROMLS
• 2023-03-11 Contingent — METROMLS
• 2023-03-09 Listed $129,900 METROMLS
• 2022-12-16 Sold (Public Records) $80,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,022 · +19.8% YoY. Source: county tax records.