1331 Broad St · Oshkosh, WI 54901

$225,000

2 bd · 2.0 ba · 1,400 sqft · MultiFamily public records · 38 Days on market

Built 1969 6,534 sqft lot $161/sqft · 38% above area Est $163k · 38% over

---

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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent investment opportunity - this well-maintained side-by-side duplex offers $3,000/month in rental income! Each unit features desirable single-level living, updated flooring, and functional layouts that tenants will appreciate. Major exterior improvement includes a roof replacement completed in 2020, adding long-term value and peace of mind. Whether you?re looking to expand your portfolio or owner-occupy, this property is a fantastic opportunity with steady income potential. Schedule your showing today!

Key facts

• Side-by-side duplex
• Roof replacement
• Updated flooring

Tags

• SIDE-BY-SIDE DUPLEX
• SINGLE-LEVEL LIVING
• UPDATED FLOORING
• FUNCTIONAL LAYOUTS
• ROOF REPLACEMENT
• STEADY INCOME POTENTIAL

Property features AI

Finance

• Other: Property listed as multi-family with 2 units; Inclusions: 2 refrigerators and 2 stoves; Exclusions: seller/tenant personal property

Exterior

• Parking: Outside parking
• Utilities: Municipal water; Municipal sewer
• Home design: Multi-family duplex; One-story building; Estimated living area between 1,251 and 1,500 total
• Construction: Assessor/public record indicates year built (see public records)
• Exterior features: Vinyl exterior; Lot size about 0.15 acre; Less than 1/2 acre

Interior

• Kitchen: Unit 2 kitchen ~12 x 11; Two stoves included; Two refrigerators included
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms (master ~9 x 10; second ~9 x 10)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Crawl space; Poured concrete basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive. Per door: $110/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (3.4% below list).
• Recommended offer: $217k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: E Cook Elementary (math 32% / reading 27%, grade F, #705 of 1,041 statewide, top 71%, 226 students, 59% FRL); Webster Stanley Middle (math 15% / reading 21%, grade F, #360 of 383 statewide, top 94%, 335 students, 57% FRL); North High (math 24% / reading 39%, grade F, #199 of 483 statewide, top 42%, 1,265 students, 52% FRL) — zoned schools average 56% FRL vs 34% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 83 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 652 units permitted in Winnebago County in 2024 (333 in 5+ unit buildings).
• This rent runs 42% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $176k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,400 (3.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (median comp): $163,347
• List price: $225,000
• Delta: 37.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 Harrison St	0.21mi	3/2.0 (+1)	1,296 (-7%)	11mo	$150,000	$116	63
756 Powers St	0.55mi	3/2.0 (+1)	1,452 (+4%)	2mo	$170,000	$117	61
117 E New York Ave	0.25mi	2/2.0	1,302 (-7%)	19mo	$138,000	$106	61
318 Sterling Ave	0.42mi	3/2.0 (+1)	1,553 (+11%)	1mo	$190,000	$122	56
1222 N Main St	0.29mi	2/2.0	1,596 (+14%)	9mo	$160,000	$100	56

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 · 4.97% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-18,011
• Equity at exit: $33,548

10-year hold

• IRR: 4.2%
• Equity multiple: 1.34×
• Total profit: $21,176
• Equity at exit: $19,454

Cash invested: $63,000 (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 54901

• Rents YoY: 5.0%
• Active inventory: 83
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$223 /mo · $2,677/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $221

Break-even live

Break-even rent $1,895

Max offer price $225,000

Occupancy floor 85%

Sensitivity live

Price	-10% $348	-5% $284	+0% $221	+5% $157	+10% $93
Rent	-10% $49	-5% $135	+0% $221	+5% $307	+10% $392
Rate	-1.0pp $334	-0.5pp $278	base $221	+0.5pp $162	+1.0pp $103

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,174
Total (2 units)			$2,174

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1860 Evans St #3 Oshkosh, WI	2.0	1.0	875	$950	$1.09	15d	1	0.58mi
2001 Evans St Oshkosh, WI	3.0	1.5	900	$1,399	$1.55	22d	2	0.60mi
319 E Irving Ave Oshkosh, WI	3.0	1.5	1384	$1,250	$0.90	45d	1	0.65mi
650 N Main St Oshkosh, WI	1.0–3.0	1.0–2.0	925	$1,524	$1.65	22d	12	0.67mi
919 Wright St Unit A Oshkosh, WI	3.0	1.0	1100	$1,100	$1.00	45d	1	0.68mi
622 Grand St Oshkosh, WI	2.0	1.0	900	$895	$0.99	45d	1	0.77mi
825 Wisconsin St Unit 1B Oshkosh, WI	3.0	1.0	1200	$1,199	$1.00	45d	1	0.81mi
728 Wisconsin St Oshkosh, WI	2.0–3.0	1.0	950	$1,100	$1.16	45d	2	0.85mi
728 Wisconsin St Apt 3 Oshkosh, WI	2.0	1.0	950	$1,100	$1.16	22d	1	0.85mi
830 Stillwell Ave Unit 828 Oshkosh, WI	3.0	1.5	960	$1,299	$1.35	22d	1	0.92mi
548 Bowen St Oshkosh, WI	2.0	1.0	900	$850	$0.94	15d	1	0.92mi
1120 E Parkway Ave Oshkosh, WI	2.0	2.0	950	$1,195	$1.26	15d	1	0.93mi
513 Evans St Unit 1514469P Oshkosh, WI	3.0	1.5	1270	$2,909	$2.29	22d	1	1.00mi
512 Algoma Blvd Unit 212 Oshkosh, WI	2.0	1.0	900	$999	$1.11	15d	1	1.03mi
306 Wisconsin St Oshkosh, WI	3.0	1.0	1500	$1,500	$1.00	45d	1	1.10mi
95 Dawes St Oshkosh, WI	3.0	2.0	1520	$1,650	$1.09	45d	1	1.24mi
155 Jackson St Oshkosh, WI	2.0	1.0–2.0	716	$1,775	$2.48	22d	8	1.24mi
100 N Main St Oshkosh, WI	2.0	2.0	1100	$1,495	$1.36	15d	1	1.31mi
835 Waugoo Ave Unit A Oshkosh, WI	2.0	1.0	1000	$995	$0.99	45d	1	1.34mi
417 Marion Rd Oshkosh, WI	1.0–2.0	1.0–2.0	778	$2,500	$3.21	15d	10	1.36mi

Listing history 22 events

1. 2026-06-22
   days on market $225,000 Active 38 DOM
2. 2026-06-19
   days on market $225,000 Active 36 DOM
3. 2026-06-18
   days on market $225,000 Active 35 DOM
4. 2026-06-17
   days on market $225,000 Active 34 DOM
5. 2026-06-16
   days on market $225,000 Active 33 DOM
6. 2026-06-15
   days on market $225,000 Active 32 DOM
7. 2026-06-14
   days on market $225,000 Active 30 DOM
8. 2026-06-13
   days on market $225,000 Active 29 DOM
9. 2026-06-10
   days on market $225,000 Active 27 DOM
10. 2026-06-09
    days on market $225,000 Active 26 DOM
11. 2026-06-09
    price $225,000 Active 25 DOM
12. 2026-06-08
    days on market $234,900 Active 25 DOM
13. 2026-06-07
    days on market $234,900 Active 24 DOM
14. 2026-06-02
    days on market $234,900 Active 19 DOM
15. 2026-06-01
    days on market $234,900 Active 18 DOM
16. 2026-05-31
    days on market $234,900 Active 17 DOM
17. 2026-05-30
    days on market $234,900 Active 16 DOM
18. 2026-05-15
    price $234,900 515-char remark
19. 2026-05-14
    listed $235,000 Active 515-char remark
20. 2025-07-14
    soldstatus $176,500
21. 2024-03-14
    soldstatus $124,000
22. 2001-10-04
    soldstatus $56,000

ⓘ 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: $2,677 · $223/mo
• Projected year-2 tax: $3,420 · $285/mo
• Expected delta: +$743/yr (+$62/mo · 27.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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: $26,088
• − Mortgage interest: −$12,603
• − Property taxes: −$2,677
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$6,545
• Taxable loss: −$1,037
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $2,897/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): 37,294
• Household income: $61,794
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 1484.0

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 (80%)
• Race & ethnicity: White 80% Black 6% Hispanic / Latino 6% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 6% Portuguese 4% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 2% Spanish 2% Arabic 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: ▼ -128.12%
• Current HPI: 187.7253
• Rent YoY: ▲ 4.97%
• 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

+301.8% since first listed

6 events — show timeline

• 2026-06-08 Price Changed $225,000 RANW
• 2026-05-15 Price Changed $234,900 RANW
• 2026-05-14 Listed $235,000 RANW
• 2025-07-14 Sold (Public Records) $176,500 Public Records
• 2024-03-14 Sold (Public Records) $124,000 Public Records
• 2001-10-04 Sold (Public Records) $56,000 Public Records

Property tax history

+3.0%/yr

Latest (2024): $2,677 · +20.9% YoY. Source: county tax records.