10523 W Omaha St

Radisson, WI 54867

$35,000B

2 bd · 1.0 ba · 1,000 sqft · Built 1922 · Other · Active · 21 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $894/mo
• Mortgage (P&I): −$184
• Tax + insurance: −$51
• HOA: −$0
• Vac / Maint / Mgmt: −$188
• Net cashflow: $472/mo
• Annual: $5,660/yr
• Cap rate: 22.46%
• Cash-on-cash: 57.76%
• DSCR: 3.57
• 1% rule: 2.55%
• Cash to close: $9,800

Investor read

• This is a 2-bed/1.0-bath other listed at $35k.
• 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).
• It's been on market 21 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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).
• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 7 active listings in the ZIP; 228 units permitted in Sawyer County in 2024 (16 in 5+ unit buildings).
• Sawyer County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Current owner paid $12k; list at $35k implies a 180% gain — meaningful room to come down on a strong offer.
• 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.

Questions for listing agent

• Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.