1025 S Oak Ave Unit C 8 · Onalaska, WI 54650

$39,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 190 Days on market

Built 1995 Fair condition $46/sqft · 84% below area

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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
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Personal Property Sale. No LAND included. MOVE IN READY. Available for a QUICK SALE Mobile Home C8, in Terlingua Heights. Outside needs some of your personal touch. 14x60 1995 Mobile Home, wonderful condition. Clean, Neat neutral finishes. MOVE IN READY 2 nice size bedrooms - at opposite ends for privacy, center kitchen and livingroom. Comes with Refrigerator, Stove, Washer & Dryer, Central Air. Shed and Deck at entry. Livingroom and bedroom have carpets. Bring your landscaping plans to make this one a Winner! Lot rent is $425, includes trash, ALL persons over 18 must be park approved. Pet Policy - service animals only Located in Terlingua Heights - Onalaska.

Key facts

• Shed and deck
• Move in ready
• Central air

Tags

• MOVE IN READY
• SHED AND DECK
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.3% vs local median 3.0% in Onalaska — 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 73/100 on livability (#214 in WI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Onalaska School District (urban): math 39% / reading 41% proficiency, ranked #147 of 342 in WI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 128 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• La Crosse County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 3.52% ✓
• Cap rate: 31.35%
• Cash-on-cash: 89.47%
• DSCR: 4.98
• GRM: 2.4

CMA / ARV

• ARV (median comp): $241,732
• List price: $39,000
• Delta: -83.87%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
W6782 Kramer Rd	0.62mi	2/1.5	850 (+1%)	22mo	$235,000	$276	49
645 11th Avenue North Ave	0.68mi	3/1.0 (+1)	912 (+9%)	7mo	$263,000	$288	44

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

Projected returns pro-forma

-3.0% appreciation · 4.66% rent growth · sell at horizon

5-year hold

• IRR: 92.0%
• Equity multiple: 5.39×
• Total profit: $47,888
• Equity at exit: $5,815

10-year hold

• IRR: 95.2%
• Equity multiple: 11.85×
• Total profit: $118,446
• Equity at exit: $3,372

Cash invested: $10,920 (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 54650

• Rents YoY: 4.7%
• Active inventory: 128
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $814

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 36%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 Oak Ave N Unit 843-225 Onalaska, WI	2.0	2.0	975	$1,425	$1.46	44d	1	0.37mi
510 Quincy St Unit 510-17 Onalaska, WI	2.0	1.0	800	$1,085	$1.36	44d	1	0.62mi
2101 Abbey Rd Unit 2151-422 Onalaska, WI	2.0	2.0	1059	$1,825	$1.72	44d	1	1.02mi
220 17th Ave N Onalaska, WI	1.0–2.0	1.0–1.5	1000	$1,250	$1.25	44d	3	1.25mi

Listing history 16 events

1. 2026-06-19
   days on market $39,000 Active 190 DOM
2. 2026-06-18
   days on market $39,000 Active 189 DOM
3. 2026-06-17
   days on market $39,000 Active 188 DOM
4. 2026-06-16
   days on market $39,000 Active 187 DOM
5. 2026-06-15
   days on market $39,000 Active 186 DOM
6. 2026-06-14
   days on market $39,000 Active 184 DOM
7. 2026-06-13
   days on market $39,000 Active 183 DOM
8. 2026-06-10
   days on market $39,000 Active 181 DOM
9. 2026-06-09
   days on market $39,000 Active 180 DOM
10. 2026-06-08
    days on market $39,000 Active 179 DOM
11. 2026-06-07
    days on market $39,000 Active 178 DOM
12. 2026-06-02
    days on market $39,000 Active 173 DOM
13. 2026-06-01
    days on market $39,000 Active 172 DOM
14. 2026-05-31
    days on market $39,000 Active 171 DOM
15. 2026-05-30
    days on market $39,000 Active 170 DOM
16. 2025-12-10
    listed $39,000 Active 682-char remark

    Show marketing remark (682 chars)

    Personal Property Sale. No LAND included. MOVE IN READY. Available for a QUICK SALE Mobile Home C8, in Terlingua Heights. Outside needs some of your personal touch. 14x60 1995 Mobile Home, wonderful condition. Clean, Neat neutral finishes. MOVE IN READY 2 nice size bedrooms - at opposite ends for privacy, center kitchen and livingroom. Comes with Refrigerator, Stove, Washer & Dryer, Central Air. Shed and Deck at entry. Livingroom and bedroom have carpets. Bring your landscaping plans to make this one a Winner! Lot rent is $425, includes trash, ALL persons over 18 must be park approved. Pet Policy - service animals only Located in Terlingua Heights - Onalaska.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,462
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$1,135
• Taxable income: $9,729
• Est. tax owed @ 24.0%: −$2,335
• After-tax cash flow: $7,436/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with some cosmetic repairs needed. It is move-in ready and has potential for significant value increase with minor updates.

Repairs flagged

• Minor Paint — Some discoloration on walls
• Minor Flooring — Some wear on carpet

Value-add opportunities

• Both Paint — Improves curb appeal and interior aesthetics
• Both Flooring — Enhances interior aesthetics and reduces maintenance
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some discoloration on walls	Minor	$500–3,000
Flooring · Some wear on carpet	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Improves curb appeal and interior aesthetics ↑
• Both Flooring — Enhances interior aesthetics and reduces maintenance ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Onalaska School District
• NCES district ID: 5511010
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $55,177
• Composite: 34.99/100
• National rank: #5054
• State rank: #147 of 342 in WI

Livability — Onalaska

• Score: 73/100
• State rank: #214
• US rank: #5639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Onalaska, WI
• County: La Crosse County · 89,439 people
• City population: 25,304
• Metro: La Crosse-Onalaska, WI-MN
• Population (ZIP): 25,304
• Household income: $85,548
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 484.0

Population outlook (La Crosse County) Hauer SSP2

• Today (2025): 126,082 people
• By 2030: 130,161 · +3.2%
• By 2040: 137,231 · +8.8%
• By 2050: 143,506 · +13.8%
• By 2075: 160,149 · +27.0%
• By 2100: 166,408 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 4% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 15% Romanian 7% Lithuanian 3%
• Foreign-born: 3% · South Korea
• Languages at home: 93% English-only · Other Asian/Pacific 4% Spanish 2%

Political lean MEDSL · La Crosse

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 23.4pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+13.5 2016: D+9.6 2012: D+17.3 2008: D+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.24%
• Current HPI: 198.2691
• Rent YoY: ▲ 4.66%
• Metro: La Crosse-Onalaska, WI-MN
• 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

1 event — show timeline

• 2025-12-10 Listed $39,000 SCWMLS