1207 N 27th St · Sheboygan, WI 53081

$49,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 2 Days on market

Built 1961 8,712 sqft lot ↓ 15% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! This property is in need of significant repairs and updates but offers tremendous potential to build equity. Featuring a functional layout and solid footprint, this home is ready for a complete transformation. Bring your vision, tools, and creativity to restore this property to its full potential. Property sold in as-is condition including personal items, and seller will make no repairs. Whether you're searching for your next renovation project or investment opportunity, this could be the one you've been waiting for. City will require repairs to the property including roof on house and garage, siding, and landscaping. Will not qualify for financing.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1961

Property features AI

Exterior

• Parking: Detached 2-car garage; Two garage parking spaces
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; One-story
• Construction: Less than 1/2 acre lot (approximately 0.2 acre); Zoned residential
• Exterior features: Wood exterior; Sidewalks

Interior

• Kitchen: Kitchen on main level (approx. 16 x 10)
• Bedrooms: Primary bedroom on main level (approx. 11 x 10); Second bedroom on main level (approx. 11 x 10); Third bedroom on main level (approx. 11 x 8)
• Bathrooms: One full bathroom with tub and shower over tub
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Cable/satellite available; High speed internet
• Laundry & utility: Washer and dryer included; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 21.2% vs local median 3.1% in Sheboygan — 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 77/100 on livability (#117 in WI, #3,019 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, schools D+.
• Sheboygan Area School District (urban): math 28% / reading 31% proficiency, ranked #282 of 342 in WI (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+11.1%/yr); 97 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 383 units permitted in Sheboygan County in 2024 (105 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Sheboygan County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1961 — 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. 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.
6. 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.
7. 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: 2.81% ✓
• Cap rate: 21.21%
• Cash-on-cash: 53.28%
• DSCR: 3.37
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $246,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1328 N 36th St	0.66mi	3/1.0	1,122 (+0%)	1mo	$249,900	$223	68
1317 N 30th St	0.20mi	2/1.0 (-1)	1,008 (-10%)	1mo	$217,800	$216	68
2715 Superior Ave	0.22mi	3/1.5	1,012 (-10%)	6mo	$236,000	$233	67
2921 Michigan Ave	0.19mi	3/1.0	960 (-14%)	4mo	$225,000	$234	64
1710 N 25th St	0.43mi	3/1.0	1,202 (+7%)	8mo	$265,000	$220	61
1714 N 27th St	0.41mi	2/1.5 (-1)	1,048 (-6%)	4mo	$214,000	$204	60
1844 N 22nd St	0.63mi	3/1.0	1,082 (-3%)	10mo	$255,125	$236	57
1330 N 29th St	0.19mi	4/1.0 (+1)	1,288 (+15%)	9mo	$183,900	$143	54
1704 N 25th St	0.41mi	3/1.5	1,282 (+14%)	5mo	$252,000	$197	51
2011 N 27th St	0.62mi	3/1.0	1,008 (-10%)	6mo	$225,000	$223	49
2121 Cleveland Ave	0.72mi	3/1.5	1,282 (+14%)	0mo	$240,000	$187	40
1324 N 17th St	0.69mi	2/1.5 (-1)	990 (-12%)	4mo	$200,000	$202	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 57.8%
• Equity multiple: 3.79×
• Total profit: $38,942
• Equity at exit: $7,440

10-year hold

• IRR: 64.7%
• Equity multiple: 9.51×
• Total profit: $118,940
• Equity at exit: $4,314

Cash invested: $13,972 (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 53081

• Home prices YoY: -34.0%
• Rents YoY: 11.1%
• Active inventory: 97
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$204 /mo · $2,452/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $620

Break-even live

Break-even rent $616

Max offer price $49,900

Occupancy floor 51%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 N 28th St Sheboygan, WI	3.0	1.0	1100	$1,600	$1.45	43d	1	0.10mi
1324 New York Ave Sheboygan, WI	3.0	1.0	900	$1,000	$1.11	43d	1	1.06mi
1723 N 12th St #1725 Sheboygan, WI	2.0	1.0	760	$700	$0.92	43d	1	1.20mi
919 Wisconsin Ave Sheboygan, WI	1.0–2.0	1.0	640	$670	$1.05	43d	1	1.36mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $49,900 Pending 2 DOM
2. 2026-06-10
   remarks 677-char remark
3. 2026-06-10
   listed $49,900 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: $2,452 · $204/mo
• Projected year-2 tax: $2,452 · $204/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 1/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,818
• − Mortgage interest: −$2,795
• − Property taxes: −$2,452
• − Insurance: −$250
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$1,452
• Taxable income: $7,179
• Est. tax owed @ 24.0%: −$1,723
• After-tax cash flow: $5,722/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: Sheboygan Area School District
• NCES district ID: 5513650
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $47,301
• Composite: 25.53/100
• National rank: #7435
• State rank: #282 of 342 in WI

Livability — Sheboygan

• Score: 77/100
• State rank: #117
• US rank: #3019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheboygan, WI
• County: Sheboygan County · 59,517 people
• City population: 43,381
• Metro: Sheboygan, WI
• Population (ZIP): 43,381
• Household income: $64,042
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1312.0

Population outlook (Sheboygan County) Hauer SSP2

• Today (2025): 115,612 people
• By 2030: 114,575 · -0.9%
• By 2040: 110,767 · -4.2%
• By 2050: 106,170 · -8.2%
• By 2075: 100,361 · -13.2%
• By 2100: 92,749 · -19.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Asian 11% Hispanic / Latino 11% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Portuguese 4% Iranian 4% Romanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 83% English-only · Other Asian/Pacific 8% Spanish 7% Other Indo-European 1%

Political lean MEDSL · Sheboygan

• 2024 margin: R (+16.4) · D 41.1% · R 57.5% · Other 1.4%
• 2008→2024 swing: -15.7pp toward R · 2008: -0.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+15.9 2016: R+16.7 2012: R+9.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.80%
• Current HPI: 226.7468
• Rent YoY: ▲ 11.07%
• Metro: Sheboygan, 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

-15.3% since first listed

2 events — show timeline

• 2026-06-08 Listed $49,900 METROMLS
• 1992-09-10 Sold (Public Records) $58,900 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,452 · +7.9% YoY. Source: county tax records.