60-62 Tayco St · Menasha, WI 54952

$214,900

4 bd · 2.0 ba · 2,532 sqft · MultiFamily public records · 40 Days on market

Built 1894 8,276 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great investment opportunity! This classic 1894 2-unit duplex in Menasha offers two spacious 2-bedroom, 1-bath units. The upstairs unit is currently vacant and ready for immediate occupancy or rental. Mechanical updates include two updated electric panels and a newer boiler installed in 2016. The property features a partially fenced yard, a 2-car garage, and ample driveway parking. Conveniently located close to downtown Menasha with easy access to Highway 41, shopping, dining, and the Fox River area. Ideal for investors looking for strong rental income or owner-occupants wanting to live in one unit while renting the other. Will not pass FHA / VA financing.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1894

Property features AI

Finance

• Other: Includes: all appliances — 2 refrigerators, 2 washers, 2 dryers, 1 dishwasher
• Financial info: Multi-family property with 2 units

Exterior

• Parking: 2 off-street spaces; Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Separate electric meters
• Home design: 2-story, 2-flat multi-family building; Zoned residential
• Construction: Built value listed in assessor/public record
• Exterior features: Vinyl exterior; Sun rooms in both units (Unit 1 main level; Unit 2 upper level); Mud room (Unit 1, main level); Foyer (Unit 2, upper level)

Interior

• Kitchen: Unit 2 kitchen (upper level, approx. 13 x 8); Dishwasher included
• Bedrooms: Unit 1: 2 bedrooms (main level); Unit 2: 2 bedrooms (upper level; master approx. 13 x 12, second bedroom approx. 10 x 8)
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath; Basement: clawfoot tub
• Heating & cooling: Radiant electric heating; Natural gas available
• Interior features: High-speed internet
• Laundry & utility: Two washers and two dryers (included); Separate electric meters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $510/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $208k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.5% in Menasha — 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 80/100 on livability (#59 in WI, #1,628 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D, amenities D.
• Menasha Joint School District (suburban): math 30% / reading 24% proficiency, ranked #300 of 342 in WI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.6%/yr); 69 active listings in the ZIP; 652 units permitted in Winnebago County in 2024 (333 in 5+ unit buildings).
• At $3,083/mo this rent would consume 53% of the median local household income ($69k/yr) (locally 636% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Winnebago County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.6% rent growth), your $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.35%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 4.11×
• Total profit: $187,146
• Equity at exit: $193,599

10-year hold

• IRR: 35.4%
• Equity multiple: 9.49×
• Total profit: $511,076
• Equity at exit: $417,503

Cash invested: $60,172 (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 54952

• Home prices YoY: 7.2%
• Rents YoY: 4.6%
• Active inventory: 69
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,083 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$199 /mo · $2,383/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $1,021

Break-even live

Break-even rent $1,791

Max offer price $214,900

Occupancy floor 62%

Sensitivity live

Price	-10% $1,142	-5% $1,081	+0% $1,021	+5% $960	+10% $899
Rent	-10% $777	-5% $899	+0% $1,021	+5% $1,142	+10% $1,264
Rate	-1.0pp $1,129	-0.5pp $1,075	base $1,021	+0.5pp $965	+1.0pp $908

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,084
Total (2 units)			$3,083

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $214,900 Active 40 DOM
2. 2026-06-18
   days on market $214,900 Active 39 DOM
3. 2026-06-17
   remarks 664-char remark
4. 2026-06-17
   status $214,900 Active 38 DOM
5. 2026-06-08
   status $214,900 Pending 38 DOM
6. 2026-06-07
   days on market $214,900 Active 38 DOM
7. 2026-06-02
   days on market $214,900 Active 33 DOM
8. 2026-06-01
   days on market $214,900 Active 32 DOM
9. 2026-05-31
   days on market $214,900 Active 31 DOM
10. 2026-05-30
    days on market $214,900 Active 30 DOM
11. 2026-04-30
    listed $225,000 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: $2,383 · $199/mo
• Projected year-2 tax: $3,179 · $265/mo
• Expected delta: +$796/yr (+$66/mo · 33.4%)

ⓘ 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 ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,996
• − Mortgage interest: −$12,038
• − Property taxes: −$2,383
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,960
• − Management: −$2,960
• − Depreciation: −$6,252
• Taxable income: $9,330
• Est. tax owed @ 24.0%: −$2,239
• After-tax cash flow: $10,007/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: Menasha Joint School District
• NCES district ID: 5509030
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $44,188
• Composite: 23.19/100
• National rank: #7945
• State rank: #300 of 342 in WI

Livability — Menasha

• Score: 80/100
• State rank: #59
• US rank: #1628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menasha, WI
• County: Winnebago County · 155,689 people
• Metro: Oshkosh-Neenah, WI
• Population (ZIP): 27,312
• Household income: $69,196
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 636.0

Population outlook (Winnebago County) Hauer SSP2

• Today (2025): 175,480 people
• By 2030: 177,928 · +1.4%
• By 2040: 180,873 · +3.1%
• By 2050: 181,302 · +3.3%
• By 2075: 184,071 · +4.9%
• By 2100: 175,932 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Romanian 6% Iranian 4% Portuguese 4%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Winnebago

• 2024 margin: Toss-up / Even · D 46.9% · R 51.7% · Other 1.4%
• 2008→2024 swing: -16.4pp toward R · 2008: 11.7pp · 2024: -4.8pp
• All cycles: 2024: R+4.8 2020: R+4.0 2016: R+7.4 2012: D+3.8 2008: D+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.18%
• Current HPI: 446.39
• Rent YoY: ▲ 4.62%
• Metro: Oshkosh-Neenah, 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

1 event — show timeline

• 2026-04-30 Listed $225,000 SCWMLS

Property tax history

+1.0%/yr

Latest (2021): $2,383 · +3.3% YoY. Source: county tax records.