917 Jefferson St · Menasha, WI 54952

$85,000

3 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 16 Days on market

Built 1870 10,018 sqft lot ↓ 47% 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
• Appreciation +10.0/10.0
• 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

Listing remarks

2 story home in the heart of Menasha. Living room offers large bay windows and open concept to the kitchen. Upstairs offers 3 bedrooms along with a full bathroom. Outside features 1.5 car garage, deck and a large yard. Bedrooms upstairs are plywood. Property being sold as-is. Buyer understands that property is in short sale.

Key facts

• Large bay windows
• Open concept
• 1.5 car garage

Tags

• LARGE BAY WINDOWS
• OPEN CONCEPT
• 1.5 CAR GARAGE
• DECK
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 652 units permitted in Winnebago County in 2024 (333 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1870 — 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: 1.79% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.59%
• DSCR: 2.14
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $248,325
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 9th St	0.11mi	3/1.0	1,188 (+3%)	5mo	$220,000	$185	86
1041 London St	0.50mi	3/1.5	1,152 (-0%)	1mo	$275,000	$239	73
855 Appleton St	0.60mi	3/1.0	1,120 (-3%)	1mo	$250,000	$223	67
804 John St	0.20mi	2/1.0 (-1)	1,040 (-10%)	3mo	$265,000	$255	66
837 Harding St	0.28mi	3/1.0	1,297 (+12%)	2mo	$260,000	$200	65
1146 Redwood Ln	0.47mi	3/1.5	1,072 (-7%)	1mo	$270,000	$252	63
802 9th St	0.31mi	2/1.0 (-1)	1,033 (-11%)	6mo	$215,000	$208	58
1121 Alva St	0.65mi	3/1.0	1,092 (-6%)	8mo	$235,000	$215	54
658 Appleton Rd	0.49mi	3/1.0	1,326 (+15%)	2mo	$200,000	$151	51
855 Depere St	0.45mi	3/1.0	1,326 (+15%)	5mo	$223,400	$168	50
1008 Meadowview Dr	0.71mi	3/1.0	1,034 (-10%)	8mo	$240,000	$232	43
886 3rd St	0.66mi	3/1.0	992 (-14%)	8mo	$150,500	$152	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 44.6%
• Equity multiple: 4.41×
• Total profit: $81,226
• Equity at exit: $76,575

10-year hold

• IRR: 39.4%
• Equity multiple: 10.22×
• Total profit: $219,394
• Equity at exit: $165,136

Cash invested: $23,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$446
• Tax from tax record: −$210 /mo · $2,525/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $508

Break-even live

Break-even rent $875

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $556	-5% $532	+0% $508	+5% $484	+10% $460
Rent	-10% $388	-5% $448	+0% $508	+5% $568	+10% $628
Rate	-1.0pp $550	-0.5pp $529	base $508	+0.5pp $486	+1.0pp $463

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1263 Manitowoc Rd #3 Menasha, WI	2.0	1.0	750	$825	$1.10	22d	1	0.80mi
1300 Geneva Rd Unit 1320-03 Menasha, WI	2.0	1.0	930	$1,259	$1.35	14d	1	0.83mi
1000 Lucerne Dr Menasha, WI	1.0–3.0	1.0	962	$1,599	$1.66	14d	34	0.86mi
1300 Lucerne Dr Unit 1340-06 Menasha, WI	2.0	2.0	1100	$1,239	$1.13	22d	1	1.01mi
945 Tayco St Unit 941-05 Menasha, WI	2.0	1.0	1006	$1,149	$1.14	22d	1	1.08mi
945 Tayco St Menasha, WI	2.0	1.0	1006	$1,149	$1.14	14d	1	1.08mi
239 Edgewater Dr Unit 1061617P Menasha, WI	3.0	2.0	1194	$3,253	$2.72	14d	1	1.14mi
1284 Midway Rd Menasha, WI	2.0–4.0	1.0–2.0	800	$1,600	$2.00	22d	1	1.26mi
460 Ahnaip St Unit 301 Menasha, WI	2.0	1.0	970	$1,600	$1.65	22d	1	1.36mi
1 Main St Unit 301 Menasha, WI	2.0	1.0	966	$1,550	$1.60	22d	1	1.50mi
1 Main St Unit 201 Menasha, WI	2.0	1.0	966	$1,500	$1.55	22d	1	1.50mi
1 Main St Unit 208 Menasha, WI	2.0	2.0	1046	$1,600	$1.53	22d	1	1.50mi
1 Main St Unit 312 Menasha, WI	2.0	2.0	1209	$1,700	$1.41	22d	1	1.50mi

Listing history 5 events

1. 2026-01-08
   price $85,000
2. 2026-01-08
   status Pending
3. 2025-12-24
   historical Active w/ Contract
4. 2025-12-23
   listed $180,000 Active
5. 2022-11-09
   soldstatus $160,000

ⓘ 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: $2,525 · $210/mo
• Projected year-2 tax: $2,525 · $210/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 · 12 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: $18,216
• − Mortgage interest: −$4,761
• − Property taxes: −$2,525
• − Insurance: −$425
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$2,473
• Taxable income: $5,117
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $4,863/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

-46.9% since first listed

5 events — show timeline

• 2026-01-08 Price Changed $85,000 RANW
• 2026-01-08 Pending — RANW
• 2025-12-24 Contingent — RANW
• 2025-12-23 Listed $180,000 RANW
• 2022-11-09 Sold (Public Records) $160,000 Public Records

Property tax history

+2.9%/yr

Latest (2021): $2,525 · +3.8% YoY. Source: county tax records.