1139 S Franklin St · Shawano, WI 54166

$94,800

1 bd · 1.0 ba · 560 sqft · Other · 66 Days on market

Built 1937 6,098 sqft lot $169/sqft · 9% below area Est $105k · 9% under

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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 +27.6/30.0
• ARV discount +11.7/15.0
• DSCR +9.7/10.0
• 1% rule +7.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming one-bedroom, one-bathroom home with a cozy feel throughout. This home offers comfortable living with a functional kitchen, inviting living space, and a private bedroom. Situated on a spacious lot with a fenced-in area, there?s plenty of room to relax outdoors, garden, entertain, or simply enjoy the fresh air.

Key facts

• 6,098 sq ft lot
• Built 1937
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.2% in Shawano — 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 (#259 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment C-, schools D-, amenities F.
• Shawano School District (town): math 26% / reading 28% proficiency, ranked #299 of 342 in WI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 84 active listings in the ZIP; 77 units permitted in Shawano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $655 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Shawano County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $52k; list at $95k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,112 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1937 — 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: 1.22% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.81%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (median comp): $104,514
• List price: $94,800
• Delta: -9.29%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,685
• Equity at exit: $14,135

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $25,582
• Equity at exit: $8,197

Cash invested: $26,544 (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 54166

• Home prices YoY: -31.5%
• Active inventory: 84
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$497
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $283

Break-even live

Break-even rent $798

Max offer price $94,800

Occupancy floor 70%

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: $23,700
• Closing costs: $2,844
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   status $94,800 Pending 66 DOM
2. 2026-06-15
   days on market $94,800 Active w/ Contract 66 DOM
3. 2026-06-15
   days on market $94,800 Active w/ Contract 65 DOM
4. 2026-06-13
   days on market $94,800 Active w/ Contract 64 DOM
5. 2026-06-12
   days on market $94,800 Active w/ Contract 63 DOM
6. 2026-06-09
   days on market $94,800 Active w/ Contract 60 DOM
7. 2026-06-08
   days on market $94,800 Active w/ Contract 59 DOM
8. 2026-06-08
   days on market $94,800 Active w/ Contract 58 DOM
9. 2026-06-05
   days on market $94,800 Active w/ Contract 56 DOM
10. 2026-06-04
    days on market $94,800 Active w/ Contract 55 DOM
11. 2026-06-03
    days on market $94,800 Active w/ Contract 54 DOM
12. 2026-06-02
    days on market $94,800 Active w/ Contract 53 DOM
13. 2026-06-01
    days on market $94,800 Active w/ Contract 52 DOM
14. 2026-05-31
    days on market $94,800 Active w/ Contract 51 DOM
15. 2026-05-12
    historical Active w/ Contract 319-char remark

    Show marketing remark (319 chars)

    Charming one-bedroom, one-bathroom home with a cozy feel throughout. This home offers comfortable living with a functional kitchen, inviting living space, and a private bedroom. Situated on a spacious lot with a fenced-in area, there?s plenty of room to relax outdoors, garden, entertain, or simply enjoy the fresh air.

16. 2026-05-01
    status Active 319-char remark

    Show marketing remark (319 chars)

    Charming one-bedroom, one-bathroom home with a cozy feel throughout. This home offers comfortable living with a functional kitchen, inviting living space, and a private bedroom. Situated on a spacious lot with a fenced-in area, there?s plenty of room to relax outdoors, garden, entertain, or simply enjoy the fresh air.

17. 2026-04-16
    historical Active w/ Contract 319-char remark

    Show marketing remark (319 chars)

    Charming one-bedroom, one-bathroom home with a cozy feel throughout. This home offers comfortable living with a functional kitchen, inviting living space, and a private bedroom. Situated on a spacious lot with a fenced-in area, there?s plenty of room to relax outdoors, garden, entertain, or simply enjoy the fresh air.

18. 2026-04-08
    listed $94,800 Active 319-char remark

    Show marketing remark (319 chars)

    Charming one-bedroom, one-bathroom home with a cozy feel throughout. This home offers comfortable living with a functional kitchen, inviting living space, and a private bedroom. Situated on a spacious lot with a fenced-in area, there?s plenty of room to relax outdoors, garden, entertain, or simply enjoy the fresh air.

19. 2023-07-13
    soldstatus $51,500
20. 2000-09-29
    soldstatus $18,000

ⓘ 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: $1,121 · $93/mo
• Projected year-2 tax: $1,437 · $120/mo
• Expected delta: +$317/yr (+$26/mo · 28.2%)

ⓘ 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 · 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 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,874
• − Mortgage interest: −$5,310
• − Property taxes: −$1,121
• − Insurance: −$474
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,758
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,922/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: Shawano School District
• NCES district ID: 5513620
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $45,228
• Composite: 23.26/100
• National rank: #7933
• State rank: #299 of 342 in WI

Livability — Shawano

• Score: 71/100
• State rank: #259
• US rank: #6614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawano, WI
• Population (ZIP): 16,761

Population outlook (Shawano County) Hauer SSP2

• Today (2025): 39,186 people
• By 2030: 37,656 · -3.9%
• By 2040: 34,075 · -13.0%
• By 2050: 29,908 · -23.7%
• By 2075: 22,011 · -43.8%
• By 2100: 16,131 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Native American 8% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Lithuanian 3% Portuguese 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shawano

• 2024 margin: Solid R (+36.3) · D 31.3% · R 67.6% · Other 1.1%
• 2008→2024 swing: -39.9pp toward R · 2008: 3.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.6 2016: R+33.9 2012: R+10.0 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.40%
• Current HPI: 218.3593
• 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

+426.7% since first listed

6 events — show timeline

• 2026-05-12 Contingent — RANW
• 2026-05-01 Relisted — RANW
• 2026-04-16 Contingent — RANW
• 2026-04-08 Listed $94,800 RANW
• 2023-07-13 Sold (Public Records) $51,500 Public Records
• 2000-09-29 Sold (Public Records) $18,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,121 · +5.3% YoY. Source: county tax records.