1013 Waugoo Ave · Oshkosh, WI 54901

$174,900

4 bd · 1.0 ba · 1,538 sqft · Other public records · 295 Days on market

Built 1890 10,018 sqft lot $114/sqft · 14% below area Est $191k · 8% under ↓ 8% 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 +25.9/30.0
• ARV discount +11.3/15.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• 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 MLS

Welcome to this charming 2-story home offering the perfect blend of character and comfort. With 4 spacious bedrooms and 1 full bathroom, this home is ideal for first-time buyers, growing families, or anyone looking for a smart investment. Step inside to find a bright and functional layout, featuring a cozy living area, formal dining room, and an efficiently designed kitchen with plenty of cabinet space. Upstairs, all three bedrooms offer great natural light and a quiet retreat from the main level. A covered front porch adds charm and curb appeal, while the 2-story layout gives the home a timeless and versatile feel. With plenty of value add opportunity at an affordable price, you won't want to miss out on your chance to establish wealth for you and your family. Foundation=crawl space.

Key facts

• Covered front porch
• Formal dining room
• Great natural light

Tags

• 2 STORY HOME
• COZY LIVING AREA
• FORMAL DINING ROOM
• EFFICIENTLY DESIGNED KITCHEN
• COVERED FRONT PORCH
• GREAT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 652 units permitted in Winnebago County in 2024 (333 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $190,936
• List price: $174,900
• Delta: -8.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $3,177
• Equity at exit: $26,078

10-year hold

• IRR: 13.1%
• Equity multiple: 2.13×
• Total profit: $55,550
• Equity at exit: $15,122

Cash invested: $48,972 (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 54901

• Rents YoY: 5.0%
• Active inventory: 82
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$917
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $431

Break-even live

Break-even rent $1,475

Max offer price $174,900

Occupancy floor 74%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 Harney Ave Unit 1061625P Oshkosh, WI	3.0	2.0	1991	$3,154	$1.58	13d	1	0.23mi
513 Evans St Unit 1514469P Oshkosh, WI	3.0	1.5	1270	$2,909	$2.29	21d	1	0.37mi
319 E Irving Ave Oshkosh, WI	3.0	1.5	1384	$1,250	$0.90	43d	1	0.81mi
1119 S Main St Unit 1121 Oshkosh, WI	3.0	1.0	1066	$1,250	$1.17	21d	1	0.87mi
650 N Main St Oshkosh, WI	1.0–3.0	1.0–2.0	925	$1,760	$1.90	21d	12	0.97mi
685 Franklin St Unit B Oshkosh, WI	4.0	2.0	1721	$1,700	$0.99	21d	1	1.11mi
95 Dawes St Oshkosh, WI	3.0	2.0	1520	$1,650	$1.09	43d	1	1.14mi
728 Franklin St Oshkosh, WI	5.0	1.0	1540	$2,250	$1.46	21d	1	1.14mi
500 Marion Rd Unit F204 Oshkosh, WI	4.0	2.0	1528	$2,000	$1.31	21d	1	1.19mi
418 W Irving Ave Oshkosh, WI	4.0	1.5	1536	$2,225	$1.45	43d	1	1.19mi
306 Wisconsin St Oshkosh, WI	3.0	1.0	1500	$1,500	$1.00	43d	1	1.21mi
306 Wisconsin St Oshkosh, WI	4.0	1.0	1500	$2,000	$1.33	21d	1	1.21mi
733 Wright St Oshkosh, WI	5.0	2.0	1642	$2,200	$1.34	43d	1	1.25mi
825 Wisconsin St Unit 1B Oshkosh, WI	3.0	1.0	1200	$1,199	$1.00	43d	1	1.36mi
825 Wisconsin St Apt 3A Oshkosh, WI	4.0	1.0	1400	$1,449	$1.03	43d	1	1.36mi
825 Wisconsin St Unit 2C Oshkosh, WI	4.0	1.0	1400	$1,399	$1.00	21d	1	1.36mi
835 Wisconsin St Unit 2D Oshkosh, WI	4.0	1.0	1400	$1,399	$1.00	21d	1	1.38mi
919 Wright St Unit A Oshkosh, WI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.40mi
1745 Oregon St Oshkosh, WI	1.0–3.0	1.0–2.0	1079	$1,491	$1.38	13d	6	1.43mi

Listing history 17 events

1. 2026-06-19
   days on market $174,900 Active 295 DOM
2. 2026-06-18
   days on market $174,900 Active 294 DOM
3. 2026-06-17
   days on market $174,900 Active 293 DOM
4. 2026-06-16
   days on market $174,900 Active 292 DOM
5. 2026-06-15
   days on market $174,900 Active 291 DOM
6. 2026-06-14
   days on market $174,900 Active 289 DOM
7. 2026-06-13
   days on market $174,900 Active 288 DOM
8. 2026-06-10
   days on market $174,900 Active 286 DOM
9. 2026-06-09
   days on market $174,900 Active 285 DOM
10. 2026-06-08
    days on market $174,900 Active 284 DOM
11. 2026-06-07
    days on market $174,900 Active 283 DOM
12. 2026-06-02
    days on market $174,900 Active 278 DOM
13. 2026-06-01
    days on market $174,900 Active 277 DOM
14. 2026-05-31
    days on market $174,900 Active 276 DOM
15. 2026-05-30
    days on market $174,900 Active 275 DOM
16. 2025-12-12
    price $174,900 795-char remark

    Show marketing remark (795 chars)

    Welcome to this charming 2-story home offering the perfect blend of character and comfort. With 4 spacious bedrooms and 1 full bathroom, this home is ideal for first-time buyers, growing families, or anyone looking for a smart investment. Step inside to find a bright and functional layout, featuring a cozy living area, formal dining room, and an efficiently designed kitchen with plenty of cabinet space. Upstairs, all three bedrooms offer great natural light and a quiet retreat from the main level. A covered front porch adds charm and curb appeal, while the 2-story layout gives the home a timeless and versatile feel. With plenty of value add opportunity at an affordable price, you won't want to miss out on your chance to establish wealth for you and your family. Foundation=crawl space.

17. 2025-08-28
    listed $190,000 Active 795-char remark

    Show marketing remark (795 chars)

    Welcome to this charming 2-story home offering the perfect blend of character and comfort. With 4 spacious bedrooms and 1 full bathroom, this home is ideal for first-time buyers, growing families, or anyone looking for a smart investment. Step inside to find a bright and functional layout, featuring a cozy living area, formal dining room, and an efficiently designed kitchen with plenty of cabinet space. Upstairs, all three bedrooms offer great natural light and a quiet retreat from the main level. A covered front porch adds charm and curb appeal, while the 2-story layout gives the home a timeless and versatile feel. With plenty of value add opportunity at an affordable price, you won't want to miss out on your chance to establish wealth for you and your family. Foundation=crawl space.

ⓘ 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: $2,105 · $175/mo
• Projected year-2 tax: $2,670 · $223/mo
• Expected delta: +$566/yr (+$47/mo · 26.9%)

ⓘ 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 ≥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: $24,245
• − Mortgage interest: −$9,797
• − Property taxes: −$2,105
• − Insurance: −$874
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$5,088
• Taxable income: $2,502
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $4,568/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

-7.9% since first listed

2 events — show timeline

• 2025-12-12 Price Changed $174,900 RANW
• 2025-08-28 Listed $190,000 RANW

Property tax history

+4.0%/yr

Latest (2024): $2,105 · +39.4% YoY. Source: county tax records.