107 Hemlock St · Clintonville, WI 54929

$140,000

4 bd · 2.0 ba · 2,066 sqft · Other · 26 Days on market

Built 1910 0.30 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 +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Upper/lower duplex conveniently located near downtown and the public library. The main-floor unit features a living room, kitchen equipped with a stove and refrigerator, dining area, two bedrooms, and a full bath. The upper unit offers a living room, kitchen with stove and refrigerator, dining area, three bedrooms, and a full bath. There is a brand new water heater. The property also includes a detached two-car garage.

Key facts

• 0.3 acre lot
• Built 1910
• Listed 26 days

Tags

• BRAND NEW WATER HEATER

Property features AI

Finance

• Other: Inclusions: two refrigerators and two electric ovens/ranges; Exclusions: seller's and tenants' personal property
• Financial info: Total taxes listed (see agent for details)

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Multi-family property (2 units); Two-story / bi-level building
• Construction: Information source for year built from assessor/public record
• Exterior features: Wood exterior; Lot of about 0.3 acres (less than 1/2 acre)

Interior

• Kitchen: Unit 1 kitchen (appliances included: refrigerator, oven/range - electric); Unit 2 kitchen (approximately 10 x 8)
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms (master ~12 x 11; other bedroom ~12 x 10)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Full basement with poured concrete

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $23 ($276/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#510 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.
• Clintonville School District (town): math 23% / reading 32% proficiency, ranked #295 of 342 in WI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 32 active listings in the ZIP; 287 units permitted in Waupaca County in 2024 (173 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Waupaca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.02% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 8.1

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-21,113
• Equity at exit: $20,874

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-16,059
• Equity at exit: $12,105

Cash invested: $39,200 (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 54929

• Home prices YoY: -29.4%
• Active inventory: 32
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$315 /mo · $3,786/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $23

Break-even live

Break-even rent $1,403

Max offer price $140,000

Occupancy floor 93%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-16
   status $140,000 Pending 26 DOM
2. 2026-06-15
   days on market $140,000 Active w/ Contract 26 DOM
3. 2026-06-15
   days on market $140,000 Active w/ Contract 25 DOM
4. 2026-06-13
   days on market $140,000 Active w/ Contract 24 DOM
5. 2026-06-12
   days on market $140,000 Active w/ Contract 23 DOM
6. 2026-06-09
   days on market $140,000 Active w/ Contract 20 DOM
7. 2026-06-08
   days on market $140,000 Active w/ Contract 19 DOM
8. 2026-06-08
   days on market $140,000 Active w/ Contract 18 DOM
9. 2026-06-05
   days on market $140,000 Active w/ Contract 16 DOM
10. 2026-06-03
    days on market $140,000 Active w/ Contract 14 DOM
11. 2026-06-02
    days on market $140,000 Active w/ Contract 13 DOM
12. 2026-06-01
    days on market $140,000 Active w/ Contract 12 DOM
13. 2026-05-31
    days on market $140,000 Active w/ Contract 11 DOM
14. 2026-05-21
    historical Active w/ Contract
15. 2026-05-18
    listed $140,000 Active
16. 2016-01-08
    historical
17. 2015-07-09
    listed $59,900 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: $3,786 · $315/mo
• Projected year-2 tax: $3,786 · $315/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,180
• − Mortgage interest: −$7,842
• − Property taxes: −$3,786
• − Insurance: −$700
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,073
• Taxable loss: −$1,970
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $749/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: Clintonville School District
• NCES district ID: 5502670
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $46,257
• Composite: 23.74/100
• National rank: #7823
• State rank: #295 of 342 in WI

Livability — Clintonville

• Score: 65/100
• State rank: #510
• US rank: #12870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clintonville, WI
• City population: 8,969
• Population (ZIP): 8,969

Population outlook (Waupaca County) Hauer SSP2

• Today (2025): 51,499 people
• By 2030: 50,628 · -1.7%
• By 2040: 47,858 · -7.1%
• By 2050: 44,228 · -14.1%
• By 2075: 37,069 · -28.0%
• By 2100: 29,186 · -43.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Portuguese 6% Romanian 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Waupaca

• 2024 margin: Solid R (+33.4) · D 32.8% · R 66.2% · Other 1.1%
• 2008→2024 swing: -36.2pp toward R · 2008: 2.8pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+31.8 2016: R+30.2 2012: R+9.4 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.91%
• Current HPI: 244.9258
• 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

+133.7% since first listed

4 events — show timeline

• 2026-05-21 Contingent — RANW
• 2026-05-18 Listed $140,000 RANW
• 2016-01-08 Listing Removed — RANW
• 2015-07-09 Listed $59,900 RANW

Property tax history

+4.3%/yr

Latest (2025): $3,786 · +21.3% YoY. Source: county tax records.