1735 11th Ave · Green Bay, WI 54304

$149,900

2 bd · 1.0 ba · 826 sqft · Other · 3 Days on market

Built 1948 5,662 sqft 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Great location about a Mile from Lambeau!!!! Lots of potential. .. owner occupy or could be an investment property. 2 bedroom, 1 bath Ranch home. 1st floor Laundry. Nice back yard, partial fenced and a 1 car garage. Needs some updating but priced to sell. Set up your showing before it is gone. Home being sold As Is. Mud Room floor is plywood. Do not miss out on this opportunity!

Key facts

• 5,662 sq ft lot
• Garage
• Built 1948

Property features AI

Finance

• Other: Stove, refrigerator, washer, dryer, and window treatments included

Exterior

• Parking: Detached 1-car garage; One garage parking space (total)
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family, 1-story home; Construction completed
• Construction: Built (year from assessor/public record)
• Exterior features: Vinyl exterior; Sidewalks on the lot; Lot less than 1/2 acre (approximately 0.13 acre); Residential zoning

Interior

• Kitchen: Kitchen on the main level; Range/oven; Refrigerator
• Bedrooms: Main-level primary bedroom (12 x 10); Main-level second bedroom (12 x 8)
• Bathrooms: One full bathroom with at least one tub
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Mud room off the main level; Living room on the main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $80 ($958/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 $137k (8.8% below list).
• Recommended offer: $137k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.2% in Green Bay — 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 (#238 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, commute F.
• Green Bay Area Public School District (urban): math 18% / reading 20% proficiency, ranked #333 of 342 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Aldo Leopold Community School K-8 (math 42% / reading 32%, grade F, #562 of 1,041 statewide, top 58%, 557 students, 38% FRL); Lombardi Middle (math 17% / reading 29%, grade F, #330 of 383 statewide, top 87%, 703 students, 59% FRL); Southwest High (math 18% / reading 19%, grade F, #396 of 483 statewide, top 82%, 1,079 students, 45% FRL).
• Market conditions: 84 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,585 units permitted in Brown County in 2024 (877 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.
• Brown County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $66k; list at $150k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,770 (8.8% below list)

Questions for the listing agent

1. Built in 1948 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.91% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.1

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-19,209
• Equity at exit: $22,351

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-10,187
• Equity at exit: $12,961

Cash invested: $41,972 (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: 84
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$786
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $80

Break-even live

Break-even rent $1,267

Max offer price $149,900

Occupancy floor 89%

Sensitivity live

Price	-10% $165	-5% $122	+0% $80	+5% $37	+10% $-5
Rent	-10% $-28	-5% $26	+0% $80	+5% $134	+10% $188
Rate	-1.0pp $155	-0.5pp $118	base $80	+0.5pp $41	+1.0pp $1

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 14th Ave Green Bay, WI	3.0	1.0	1089	$1,699	$1.56	23d	1	0.32mi
1330-1332 S Oakland Ave Green Bay, WI	1.0	1.0	725	$825	$1.14	23d	1	0.38mi
1446 Pilgrim St Green Bay, WI	2.0	1.0	920	$1,800	$1.96	23d	1	0.77mi
915 S Chestnut Ave Apt D Green Bay, WI	2.0	1.0	600	$949	$1.58	23d	1	0.90mi
1093 Saint Paul St Green Bay, WI	2.0	1.0	728	$800	$1.10	15d	1	0.95mi
746 Element Way Apt 404 Ashwaubenon, WI	1.0	1.0	851	$1,540	$1.81	23d	1	0.96mi
772 Element Way Ashwaubenon, WI	1.0–2.0	1.0–2.0	995	$2,080	$2.09	15d	1	0.98mi
840 Element Way Unit 840-316 Green Bay, WI	1.0	1.0	837	$1,775	$2.12	15d	1	0.98mi

Listing history 3 events

1. 2026-06-21
   days on market $149,900 Active 3 DOM
2. 2026-06-18
   remarks 381-char remark
3. 2026-06-18
   listed $149,900 Active 1 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: $1,826 · $152/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$474/yr (+$39/mo · 25.9%)

ⓘ 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 (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: $16,412
• − Mortgage interest: −$8,397
• − Property taxes: −$1,826
• − Insurance: −$750
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,361
• Taxable loss: −$1,546
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $1,329/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: Green Bay Area Public School District
• NCES district ID: 5505820
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 20% ▼ -8.00%
• Median HH income: $46,617
• Composite: 16.76/100
• National rank: #9160
• State rank: #333 of 342 in WI

Livability — Green Bay

• Score: 71/100
• State rank: #238
• US rank: #6377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green Bay, WI
• County: Brown County · 159,123 people
• City population: 86,988
• 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

+127.1% since first listed

2 events — show timeline

• 2026-06-16 Listed $149,900 RANW
• 2000-02-03 Sold (Public Records) $66,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,826 · +5.0% YoY. Source: county tax records.