1735 Maricopa Dr Unit C · Oshkosh, WI 54904

$146,900

2 bd · 1.0 ba · 872 sqft · Condo public records · 201 Days on market

Built 1982 $140/mo HOA · 10% of rent

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 2nd floor condo with amazing view of Westhaven Golf Course! Includes newer flooring throughout, remote entry garage, balcony with storage closet, refrigerator/range/microwave, 6-panel doors, recently painted, newer balcony patio door, all newer windows but one. Quiet, small condo association (28 units) with affordable monthly HOA cost of only $140/month.

Key facts

• Newer flooring
• Remote entry garage
• 6-panel doors

Tags

• VIEW OF WESTHAVEN GOLF COURSE
• REMOTE ENTRY GARAGE
• BALCONY WITH STORAGE CLOSET
• NEWER FLOORING
• 6-PANEL DOORS
• NEWER BALCONY PATIO DOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $147k.

Deal economics

• At list price, monthly cash flow is $4 ($50/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (0.4% below list).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• Zoned schools: Traeger Elementary (math 59% / reading 51%, grade C, #159 of 1,041 statewide, top 16%, 439 students, 20% FRL); Traeger Middle (math 49% / reading 50%, grade C, #57 of 383 statewide, top 15%, 431 students, 16% FRL); West High (math 41% / reading 52%, grade D-, #55 of 483 statewide, top 11%, 1,627 students, 29% FRL).
• Zoned-school proficiency averages 50% at this address vs 34% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Oshkosh Area School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 58 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $147k implies a 158% gain — meaningful room to come down on a strong offer.

Recommended offer $129,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-23,435
• Equity at exit: $21,903

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-19,638
• Equity at exit: $12,701

Cash invested: $41,132 (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 54904

• Active inventory: 58
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$770
• Tax from tax record: −$180 /mo · $2,164/yr
• Insurance: −$61
• HOA: −$140
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $4

Break-even live

Break-even rent $1,458

Max offer price $146,900

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $46	+0% $4	+5% $-37	+10% $-79
Rent	-10% $-111	-5% $-54	+0% $4	+5% $62	+10% $120
Rate	-1.0pp $78	-0.5pp $41	base $4	+0.5pp $-34	+1.0pp $-73

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: $36,725
• Closing costs: $4,407
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Moreland St Apt 4 Oshkosh, WI	2.0	1.0	700	$1,195	$1.71	15d	1	1.04mi
2609 Witzel Ave Oshkosh, WI	2.0	2.0	1130	$2,200	$1.95	15d	10	1.25mi
1255 W 18th Ave Oshkosh, WI	1.0–2.0	1.0–2.0	771	$925	$1.20	15d	1	1.30mi
1270 W 20th Ave Unit 1264 Oshkosh, WI	2.0	1.5	950	$1,599	$1.68	45d	1	1.37mi
1270 W 20th Ave Unit 1228 Oshkosh, WI	2.0	1.5	950	$1,649	$1.74	23d	1	1.37mi

HOA detail condo

• Monthly dues: $140 · $1,680/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-01
   days on market $146,900 Active 201 DOM
2. 2026-05-31
   days on market $146,900 Active 200 DOM
3. 2026-05-30
   days on market $146,900 Active 199 DOM
4. 2026-05-06
   price $146,900 364-char remark

   Show marketing remark (364 chars)

   Updated 2nd floor condo with amazing view of Westhaven Golf Course! Includes newer flooring throughout, remote entry garage, balcony with storage closet, refrigerator/range/microwave, 6-panel doors, recently painted, newer balcony patio door, all newer windows but one. Quiet, small condo association (28 units) with affordable monthly HOA cost of only $140/month.

5. 2026-02-19
   price $148,900 364-char remark

   Show marketing remark (364 chars)

   Updated 2nd floor condo with amazing view of Westhaven Golf Course! Includes newer flooring throughout, remote entry garage, balcony with storage closet, refrigerator/range/microwave, 6-panel doors, recently painted, newer balcony patio door, all newer windows but one. Quiet, small condo association (28 units) with affordable monthly HOA cost of only $140/month.

6. 2025-11-12
   listed $149,900 Active 364-char remark

   Show marketing remark (364 chars)

   Updated 2nd floor condo with amazing view of Westhaven Golf Course! Includes newer flooring throughout, remote entry garage, balcony with storage closet, refrigerator/range/microwave, 6-panel doors, recently painted, newer balcony patio door, all newer windows but one. Quiet, small condo association (28 units) with affordable monthly HOA cost of only $140/month.

7. 2018-08-03
   soldstatus $57,000
8. 2016-06-21
   soldstatus $57,000

ⓘ 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: $2,164 · $180/mo
• Projected year-2 tax: $2,441 · $203/mo
• Expected delta: +$277/yr (+$23/mo · 12.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,560
• − Mortgage interest: −$8,229
• − Property taxes: −$2,164
• − Insurance: −$734
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − HOA: −$1,680
• − Depreciation: −$4,273
• Taxable loss: −$2,330
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $609/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): 22,273
• Household income: $93,341
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 274.0

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 (93%)
• Race & ethnicity: White 93% Asian 4% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Portuguese 4% Lithuanian 4%
• Foreign-born: 3% · Vietnam, Canada, China
• Languages at home: 95% English-only · Vietnamese 1% Other Asian/Pacific 1% Other Indo-European 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: ▼ -118.67%
• Current HPI: 179.7263
• Rent YoY: —
• 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

+157.7% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $146,900 RANW
• 2026-02-19 Price Changed $148,900 RANW
• 2025-11-12 Listed $149,900 RANW
• 2018-08-03 Sold (Public Records) $57,000 Public Records
• 2016-06-21 Sold (Public Records) $57,000 Public Records

Property tax history

+4.5%/yr

Latest (2024): $2,164 · +44.1% YoY. Source: county tax records.