10523 W Omaha St · Radisson, WI 54867

$35,000

2 bd · 1.0 ba · 1,000 sqft · Other · 21 Days on market

Built 1922 0.92 ac 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
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor opportunity! Property is being sold as-is, where-is and will require repairs and updates. Structural and condition concerns may limit financing options. Buyer to verify condition, measurements, zoning, and permitted uses. Seller will make no repairs or warranties. Great potential for investors, flippers, or buyers seeking a project property. Bring your vision and ideas to restore this property!

Key facts

• 0.92 acre lot
• Parking
• Built 1922

Property features AI

Finance

• Other: Inclusions: any personal property left at the time of sale; Exclusions: seller's personal property

Exterior

• Parking: 1 parking space
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family, one-story home; Located on a 0.92-acre lot; Zoned RES
• Construction: Estimated 751-1000 sq. ft. living area
• Exterior features: Wood exterior

Interior

• Kitchen: Main-level kitchen (10 x 12)
• Bedrooms: Main-level master bedroom (10 x 12); Main-level second bedroom (9 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; LP gas fuel
• Interior features: Crawl space foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#758 in WI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D, health & safety D, amenities F.
• Winter School District (rural): math 40% / reading 35% proficiency, ranked #305 of 426 in WI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winter Elementary (math 34% / reading 24%, grade F, #705 of 1,041 statewide, top 71%, 113 students, 69% FRL); Winter High (math 24% / reading 24%, grade F, #287 of 483 statewide, top 71%, 83 students, 58% FRL).
• Market conditions: 7 active listings in the ZIP; 228 units permitted in Sawyer County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• Sawyer County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $35k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.55% ✓
• Cap rate: 22.46%
• Cash-on-cash: 57.76%
• DSCR: 3.57
• GRM: 3.3

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: 62.7%
• Equity multiple: 4.50×
• Total profit: $34,267
• Equity at exit: $15,738

10-year hold

• IRR: 62.2%
• Equity multiple: 9.15×
• Total profit: $79,902
• Equity at exit: $24,253

Cash invested: $9,800 (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 54867

• Active inventory: 7
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $472

Break-even live

Break-even rent $297

Max offer price $35,000

Occupancy floor 42%

Sensitivity live

Price	-10% $491	-5% $482	+0% $472	+5% $462	+10% $452
Rent	-10% $401	-5% $436	+0% $472	+5% $507	+10% $542
Rate	-1.0pp $489	-0.5pp $481	base $472	+0.5pp $463	+1.0pp $453

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   days on market $35,000 Active 21 DOM
2. 2026-06-16
   days on market $35,000 Active 20 DOM
3. 2026-06-15
   days on market $35,000 Active 19 DOM
4. 2026-06-15
   days on market $35,000 Active 18 DOM
5. 2026-06-13
   days on market $35,000 Active 17 DOM
6. 2026-06-12
   days on market $35,000 Active 16 DOM
7. 2026-06-09
   days on market $35,000 Active 13 DOM
8. 2026-06-08
   days on market $35,000 Active 12 DOM
9. 2026-06-08
   days on market $35,000 Active 11 DOM
10. 2026-06-07
    days on market $35,000 Active 10 DOM
11. 2026-06-04
    pricedays on market $35,000 Active 8 DOM
12. 2026-06-03
    days on market $40,000 Active 7 DOM
13. 2026-06-02
    days on market $40,000 Active 6 DOM
14. 2026-06-01
    days on market $40,000 Active 5 DOM
15. 2026-05-31
    days on market $40,000 Active 4 DOM

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $541 · $45/mo
• Expected delta: +$107/yr (+$9/mo · 24.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,724
• − Mortgage interest: −$1,961
• − Property taxes: −$434
• − Insurance: −$175
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$1,018
• Taxable income: $5,420
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $4,359/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: Winter School District
• NCES district ID: 5516860
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $36,368
• Composite: 33.66/100
• National rank: #10459
• State rank: #305 of 426 in WI

Livability — Radisson

• Score: 56/100
• State rank: #758
• US rank: #22453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Radisson, WI
• Population (ZIP): 555

Population outlook (Sawyer County) Hauer SSP2

• Today (2025): 15,448 people
• By 2030: 14,715 · -4.7%
• By 2040: 13,039 · -15.6%
• By 2050: 11,490 · -25.6%
• By 2075: 9,280 · -39.9%
• By 2100: 7,399 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Two or more races 31% Hispanic / Latino 11% Asian 2%
• Common ancestry: Romanian 9% Portuguese 8% Lithuanian 7%
• Foreign-born: 1% · Philippines
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Sawyer

• 2024 margin: R (+16.4) · D 41.4% · R 57.7%
• 2008→2024 swing: -22.6pp toward R · 2008: 6.2pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+13.4 2016: R+22.9 2012: D+0.5 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+220.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $40,000 METROMLS
• 2017-08-10 Sold (Public Records) $12,500 Public Records

Property tax history

-7.8%/yr

Latest (2025): $434 · +9.5% YoY. Source: county tax records.