11529 Kalies Shady Ln · Riverview, WI 54114

$147,000

2 bd · 1.0 ba · 924 sqft · SingleFamily · 11 Days on market

Built 1970 1.57 ac lot

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Why this score? — see what drove the D 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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1970, 14 X 66, 2 bedroom and 1 bath Mobile Home. 24 X 32 Detached Garage with wood burning stove and another 24 X 32 Shed. Set on 1.57 acre wooded lot. ATV, UTV and Snowmobile from the property. Large living room with Pellet Stove. Covered deck off the back. 24' Round above ground pool. Close to National Forest and Crooked Lake.

Key facts

• Covered deck
• 24 x 32 shed
• 1.57 acre wooded lot

Tags

• DETACHED GARAGE
• WOOD BURNING STOVE
• 24 X 32 SHED
• 1.57 ACRE WOODED LOT
• ATV UTV AND SNOWMOBILE ACCESS
• COVERED DECK

Property features AI

Finance

• Other: Lot size about 1.57 acres (greater than or equal to 1 acre)

Exterior

• Parking: Detached garage with space for 4+ cars (4 total garage spaces)
• Utilities: Private well water; Private septic system; Natural gas available; Electric power (standard)
• Home design: Single-family, 1-story home; Finished above-grade living space approximately 924 sq ft; Finished below-grade 0 sq ft; Residential zoning
• Construction: Built (year information from assessor/public record); Stone/slab foundation
• Exterior features: Vinyl exterior; Deck; Above-ground pool; Wooded lot

Interior

• Kitchen: Range/Oven; Microwave; Refrigerator
• Bedrooms: Master bedroom (12 x 10) on the main level; Second bedroom (12 x 10) on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas and wood fuel options
• Interior features: Living room (15 x 13) on the main level; Open main-level kitchen (19 x 13); Construction completed
• Laundry & utility: Wood stove; Pellet stove

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (12.5% below list).
• Recommended offer: $129k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Wabeno Area School District (rural): math 20% / reading 20% proficiency, ranked #412 of 426 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Suring Elementary (math 22% / reading 22%, grade F, #823 of 1,041 statewide, top 82%, 208 students, 68% FRL); Wabeno High (math 27% / reading 27%, grade F, #260 of 483 statewide, top 58%, 179 students, 68% FRL) — zoned schools average 68% FRL vs 42% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 132 units permitted in Oconto 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 $4k of value loss. Plan a longer hold.
• Oconto County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $124k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $128,697 (12.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.5

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-16,949
• Equity at exit: $21,918

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-6,040
• Equity at exit: $12,710

Cash invested: $41,160 (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 54114

• Home prices YoY: -12.5%
• Active inventory: 84
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $109

Break-even live

Break-even rent $1,149

Max offer price $147,000

Occupancy floor 87%

Sensitivity live

Price	-10% $192	-5% $150	+0% $109	+5% $67	+10% $25
Rent	-10% $7	-5% $58	+0% $109	+5% $159	+10% $210
Rate	-1.0pp $183	-0.5pp $146	base $109	+0.5pp $71	+1.0pp $32

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $147,000 Active 11 DOM
2. 2026-06-21
   days on market $147,000 Active 10 DOM
3. 2026-06-18
   days on market $147,000 Active 8 DOM
4. 2026-06-17
   days on market $147,000 Active 7 DOM
5. 2026-06-16
   days on market $147,000 Active 6 DOM
6. 2026-06-15
   days on market $147,000 Active 5 DOM
7. 2026-06-15
   days on market $147,000 Active 4 DOM
8. 2026-06-13
   days on market $147,000 Active 3 DOM
9. 2026-06-12
   remarks 330-char remark
10. 2026-06-12
    listed $147,000 Active 2 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: $911 · $76/mo
• Projected year-2 tax: $1,815 · $151/mo
• Expected delta: +$904/yr (+$75/mo · 99.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,444
• − Mortgage interest: −$8,234
• − Property taxes: −$911
• − Insurance: −$735
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$4,276
• Taxable loss: −$1,184
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,588/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: Wabeno Area School District
• NCES district ID: 5515390
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $42,225
• Composite: 20.42/100
• National rank: #13797
• State rank: #412 of 426 in WI

Livability — Riverview

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,845

Population outlook (Oconto County) Hauer SSP2

• Today (2025): 36,829 people
• By 2030: 35,853 · -2.7%
• By 2040: 32,932 · -10.6%
• By 2050: 29,355 · -20.3%
• By 2075: 22,731 · -38.3%
• By 2100: 16,736 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 15% Lithuanian 5% English 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Oconto

• 2024 margin: Solid R (+43.0) · D 28.0% · R 71.0%
• 2008→2024 swing: -49.2pp toward R · 2008: 6.2pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+41.0 2016: R+37.0 2012: R+9.5 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.94%
• Current HPI: 244.7298
• 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

+267.5% since first listed

4 events — show timeline

• 2026-06-06 Listed $147,000 RANW
• 2026-06-06 Listed $147,000 GNMLS
• 2022-05-16 Sold (Public Records) $124,000 Public Records
• 2003-11-03 Sold (Public Records) $40,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $911 · -5.8% YoY. Source: county tax records.