821 Cherry St · Oshkosh, WI 54901

$50,000

2 bd · 1.0 ba · 1,288 sqft · Other public records · 14 Days on market

Built 1920 3,484 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in Oshkosh!2-bedroom, 1-bath home with great potential, ready for major renovations. Features a large living room, spacious dining area, and a generously sized kitchen. Bonus room on the main level offers flexible use--office, den, or extra living space. Two bedrooms and a full, spacious bath complete the main floor. * Length and width of rooms are estimated * Ideal for investors or buyers looking to build equity. Cash offers preferred.

Key facts

• 3,484 sq ft lot
• Built 1920
• Listed 14 days

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Two-story single-family home; Residential zoning; Lot less than 1/2 acre (approx. 0.08 acre)
• Construction: Constructed year listed as 'Other - See Remarks'
• Exterior features: Vinyl exterior

Interior

• Kitchen: Kitchen on the main level (approx. 15 x 17)
• Bedrooms: Primary bedroom on the upper level (approx. 16 x 18); Second bedroom on the upper level (approx. 9 x 8)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Bonus room on the main level; Living room on the main level; Dining room on the main level; Kitchen on the main level; No basement (slab foundation)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $552 ($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 19.5% vs local median 3.7% in Oshkosh — 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 85/100 on livability (#29 in WI, #574 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+.
• Oshkosh Area School District (urban): math 33% / reading 34% proficiency, ranked #246 of 342 in WI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.0%/yr); 82 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 652 units permitted in Winnebago County in 2024 (333 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Winnebago County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1920 — 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. 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: 2.53% ✓
• Cap rate: 19.54%
• Cash-on-cash: 47.31%
• DSCR: 3.11
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 47.2%
• Equity multiple: 3.12×
• Total profit: $29,697
• Equity at exit: $7,455

10-year hold

• IRR: 53.9%
• Equity multiple: 6.89×
• Total profit: $82,406
• Equity at exit: $4,323

Cash invested: $14,000 (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 54901

• Rents YoY: 5.0%
• Active inventory: 82
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$262
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $552

Break-even live

Break-even rent $569

Max offer price $50,000

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Wisconsin St Unit 1B Oshkosh, WI	3.0	1.0	1200	$1,199	$1.00	43d	1	0.08mi
728 Wisconsin St Oshkosh, WI	2.0–3.0	1.0	950	$1,100	$1.16	43d	2	0.14mi
728 Wisconsin St Apt 3 Oshkosh, WI	2.0	1.0	950	$1,100	$1.16	21d	1	0.14mi
919 Wright St Unit A Oshkosh, WI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.22mi
306 Wisconsin St Oshkosh, WI	3.0	1.0	1500	$1,500	$1.00	43d	1	0.36mi
512 Algoma Blvd Unit 212 Oshkosh, WI	2.0	1.0	900	$999	$1.11	13d	1	0.37mi
650 N Main St Oshkosh, WI	1.0–3.0	1.0–2.0	925	$1,524	$1.65	21d	12	0.49mi
95 Dawes St Oshkosh, WI	3.0	2.0	1520	$1,650	$1.09	43d	1	0.54mi
155 Jackson St Oshkosh, WI	2.0	1.0–2.0	716	$1,775	$2.48	21d	8	0.65mi
319 E Irving Ave Oshkosh, WI	3.0	1.5	1384	$1,250	$0.90	43d	1	0.71mi
417 Marion Rd Oshkosh, WI	1.0–2.0	1.0–2.0	778	$2,500	$3.21	13d	10	0.77mi
622 Grand St Oshkosh, WI	2.0	1.0	900	$895	$0.99	43d	1	0.79mi
405 Michigan St Unit 1061622P Oshkosh, WI	2.0	1.0	1097	$2,526	$2.30	21d	1	0.92mi
100 N Main St Oshkosh, WI	2.0	2.0	1100	$1,495	$1.36	13d	1	0.94mi
830 Stillwell Ave Unit 828 Oshkosh, WI	3.0	1.5	960	$1,299	$1.35	21d	1	0.94mi
532 W 5th Ave Oshkosh, WI	2.0	1.0	1120	$2,495	$2.23	43d	1	0.96mi
1525 Arboretum Dr Unit D Oshkosh, WI	2.0	2.0	1150	$1,475	$1.28	13d	1	0.96mi
548 Bowen St Oshkosh, WI	2.0	1.0	900	$850	$0.94	13d	1	1.06mi
212 W 8th Ave Oshkosh, WI	2.0	1.0	1100	$1,099	$1.00	21d	1	1.11mi
513 Evans St Unit 1514469P Oshkosh, WI	3.0	1.5	1270	$2,909	$2.29	21d	1	1.13mi
106 W 9th Ave Oshkosh, WI	2.0	1.0	900	$995	$1.11	43d	1	1.17mi
1120 E Parkway Ave Oshkosh, WI	2.0	2.0	950	$1,195	$1.26	13d	1	1.25mi
904 W 8th Ave Oshkosh, WI	3.0	1.0	1759	$1,600	$0.91	13d	1	1.27mi
835 Waugoo Ave Unit A Oshkosh, WI	2.0	1.0	1000	$995	$0.99	43d	1	1.33mi
1119 S Main St Unit 1121 Oshkosh, WI	3.0	1.0	1066	$1,250	$1.17	21d	1	1.39mi
1860 Evans St #3 Oshkosh, WI	2.0	1.0	875	$950	$1.09	13d	1	1.43mi
2001 Evans St Oshkosh, WI	3.0	1.5	900	$1,399	$1.55	21d	2	1.44mi
1510 Witzel Ave Oshkosh, WI	3.0	2.0	950	$1,399	$1.47	13d	1	1.47mi

Listing history 5 events

1. 2026-05-18
   status Pending 458-char remark
2. 2026-05-05
   status Active 458-char remark
3. 2026-04-30
   historical 458-char remark
4. 2026-04-17
   listed $50,000 Active 458-char remark
5. 2024-08-01
   soldstatus $35,000

ⓘ 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: $1,995 · $166/mo
• Projected year-2 tax: $1,995 · $166/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 ≥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: $15,208
• − Mortgage interest: −$2,801
• − Property taxes: −$1,995
• − Insurance: −$250
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$1,455
• Taxable income: $6,275
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $5,117/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: Oshkosh Area School District
• NCES district ID: 5511190
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $48,048
• Composite: 28.92/100
• National rank: #6634
• State rank: #246 of 342 in WI

Livability — Oshkosh

• Score: 85/100
• State rank: #29
• US rank: #574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oshkosh, WI
• County: Winnebago County · 155,689 people
• City population: 81,810
• Metro: Oshkosh-Neenah, WI
• Population (ZIP): 37,294
• Household income: $61,794
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1484.0

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 (80%)
• Race & ethnicity: White 80% Black 6% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 6% Portuguese 4% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 2% Spanish 2% Arabic 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: ▼ -128.12%
• Current HPI: 187.7253
• Rent YoY: ▲ 4.97%
• 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

+42.9% since first listed

6 events — show timeline

• 2026-06-03 Sold (MLS) $50,000 METROMLS
• 2026-05-18 Pending — METROMLS
• 2026-05-05 Relisted — METROMLS
• 2026-04-30 Listing Removed — METROMLS
• 2026-04-17 Listed $50,000 METROMLS
• 2024-08-01 Sold (Public Records) $35,000 Public Records

Property tax history

+2.0%/yr

Latest (2024): $1,995 · +2.4% YoY. Source: county tax records.