355 Oak St · Menasha, WI 54952

$255,000

5 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 38 Days on market

Built 1930 8,305 sqft lot Est $273k · 7% under

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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).

• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0
• DSCR +2.0/10.0

Listing remarks MLS

What a Cute House! There is charm everywhere in this 4-5 bedroom home located on Doty Island. Updates include: furnace, water heater, back covered porch, refinished hardwood floors on the main floor. 1 car garage (wood shake). Some newer windows upstairs.

Key facts

• Natural light
• Efficient kitchen
• Covered rear deck

Tags

• HARDWOOD FLOORS
• CUSTOM WOODWORK ACCENTS
• NATURAL LIGHT
• BUILT-IN BOOKSHELVES
• COVERED REAR DECK
• EFFICIENT KITCHEN

Property features AI

Exterior

• Parking: Detached 1-car garage; One garage parking space
• Utilities: Municipal water; Municipal sewer; Natural gas; Electric service
• Home design: 1.5-story single-family home; Construction completed; Residential zoning; Lot size about 0.19 acres
• Construction: Full basement (block foundation)
• Exterior features: Deck; Vinyl exterior; Sidewalks

Interior

• Kitchen: Kitchen on main level, about 13 x 10; Refrigerator; Range/oven
• Bedrooms: Master bedroom on main level, about 13 x 12; Second bedroom on upper level, about 13 x 11; Third bedroom on upper level, about 12 x 10; Fourth bedroom on upper level, about 15 x 8; Fifth bedroom on upper level, about 11 x 8
• Flooring: Wood floors
• Bathrooms: Two full bathrooms; At least one tub
• Heating & cooling: Forced air heating; Central air; Natural gas heating
• Interior features: Cable/satellite available; High-speed internet; Wood floors; Full block basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (27.7% below list).
• Recommended offer: $184k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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-, 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.
• Zoned schools: Butte Des Morts Elementary (math 37% / reading 17%, grade F, #746 of 1,041 statewide, top 75%, 336 students, 67% FRL); Menasha High (math 14% / reading 17%, grade F, #413 of 483 statewide, top 85%, 966 students, 50% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 69 active listings in the ZIP; 652 units permitted in Winnebago County in 2024 (333 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Winnebago County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $152k; list at $255k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,298 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.72% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $272,896
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Elm St	0.20mi	4/1.0 (-1)	1,622 (-2%)	2mo	$315,000	$194	76
403 Naymut St	0.09mi	4/2.0 (-1)	1,602 (-4%)	20mo	$215,000	$134	68
369 Lopas St	0.50mi	4/2.0 (-1)	1,646 (-1%)	7mo	$289,900	$176	64
428 10th St	0.21mi	4/2.0 (-1)	1,720 (+3%)	21mo	$330,000	$192	62
505 E Forest Ave	0.43mi	4/1.0 (-1)	1,600 (-4%)	8mo	$236,500	$148	58
201 5th St	0.54mi	4/1.5 (-1)	1,770 (+6%)	3mo	$309,900	$175	55
721 2nd St	0.67mi	4/1.5 (-1)	1,622 (-2%)	4mo	$248,000	$153	54
409 2nd St	0.58mi	4/1.5 (-1)	1,500 (-10%)	6mo	$245,500	$164	45
113 High St	0.60mi	4/3.0 (-1)	1,556 (-6%)	11mo	$199,900	$128	43
211 1st St	0.69mi	4/2.0 (-1)	1,680 (+1%)	23mo	$200,000	$119	42
709 1st St	0.60mi	4/2.0 (-1)	1,435 (-14%)	20mo	$240,000	$167	28

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $124,555
• Equity at exit: $229,724

10-year hold

• IRR: 19.7%
• Equity multiple: 6.42×
• Total profit: $387,096
• Equity at exit: $495,409

Cash invested: $71,400 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,843 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$285 /mo · $3,425/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-273

Break-even live

Break-even rent $2,188

Max offer price $206,782

Occupancy floor —

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $255,000 Active 38 DOM
2. 2026-06-18
   days on market $255,000 Active 37 DOM
3. 2026-06-17
   days on market $255,000 Active 36 DOM
4. 2026-06-16
   days on market $255,000 Active 35 DOM
5. 2026-06-15
   days on market $255,000 Active 34 DOM
6. 2026-06-14
   days on market $255,000 Active 32 DOM
7. 2026-06-13
   pricedays on market $255,000 Active 31 DOM
8. 2026-06-10
   days on market $260,000 Active 29 DOM
9. 2026-06-09
   days on market $260,000 Active 28 DOM
10. 2026-06-08
    days on market $260,000 Active 27 DOM
11. 2026-06-07
    days on market $260,000 Active 26 DOM
12. 2026-06-02
    days on market $260,000 Active 21 DOM
13. 2026-06-01
    days on market $260,000 Active 20 DOM
14. 2026-05-31
    days on market $260,000 Active 19 DOM
15. 2026-05-30
    days on market $260,000 Active 18 DOM
16. 2026-05-12
    listed $265,000 Active
17. 2020-07-27
    soldstatus $152,000
18. 2020-07-22
    soldstatus $152,000 Sold 257-char remark

    Show marketing remark (257 chars)

    What a Cute House! There is charm everywhere in this 4-5 bedroom home located on Doty Island. Updates include: furnace, water heater, back covered porch, refinished hardwood floors on the main floor. 1 car garage (wood shake). Some newer windows upstairs.

19. 2020-06-07
    price $149,900 257-char remark

    Show marketing remark (257 chars)

    What a Cute House! There is charm everywhere in this 4-5 bedroom home located on Doty Island. Updates include: furnace, water heater, back covered porch, refinished hardwood floors on the main floor. 1 car garage (wood shake). Some newer windows upstairs.

20. 2020-06-05
    listed $154,900 Active 257-char remark

    Show marketing remark (257 chars)

    What a Cute House! There is charm everywhere in this 4-5 bedroom home located on Doty Island. Updates include: furnace, water heater, back covered porch, refinished hardwood floors on the main floor. 1 car garage (wood shake). Some newer windows upstairs.

ⓘ 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: $3,425 · $285/mo
• Projected year-2 tax: $4,071 · $339/mo
• Expected delta: +$646/yr (+$54/mo · 18.9%)

ⓘ 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 · 13 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: $22,116
• − Mortgage interest: −$14,284
• − Property taxes: −$3,425
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$7,418
• Taxable loss: −$7,825
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $-1,397/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

+71.1% since first listed

5 events — show timeline

• 2026-05-12 Listed $265,000 RANW
• 2020-07-27 Sold (Public Records) $152,000 Public Records
• 2020-07-22 Sold (MLS) $152,000 RANW
• 2020-06-07 Price Changed $149,900 RANW
• 2020-06-05 Listed $154,900 RANW

Property tax history

+2.4%/yr

Latest (2021): $3,425 · +20.2% YoY. Source: county tax records.