333 Odanah Ave Unit 4A · New Richmond, WI 54017

$175,000

2 bd · 2.0 ba · 1,040 sqft · Condo · 17 Days on market

Built 1983 $175/mo HOA · 10% of rent

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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).

• Cash flow +13.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own? This inviting 2-bedroom, 2-bath condo offers comfortable living with a functional layout and low-maintenance lifestyle. The main level features a spacious living room, well-appointed kitchen, convenient laundry area, and a half bath. Upstairs, you'll find two generously sized bedrooms and a full bath. Enjoy outdoor living on both the front and back patios, perfect for relaxing or entertaining. Complete with a detached 1-car garage, this move-in-ready home is an excellent opportunity for first-time buyers or downsizers. Schedule your showing today!

Key facts

• $175 HOA
• Garage
• Built 1983

Property features AI

Finance

• Other: Above-grade finished living area 1,040 square feet; Property listed as residential; Lot approximately 1.804 acres
• HOA & community: Part of Westwood Lane Condo; Monthly association fee of $175 (includes lawn care, grounds maintenance, and snow removal)

Exterior

• Parking: Asphalt driveway; Detached/attached 1-car garage (22 x 13)
• Utilities: City water; City sewer; 100 amp electric service; Electric fuel
• Home design: Residential attached property; Two levels; Entry faces city street
• Construction: 520 sq ft foundation area
• Exterior features: Patio; Porch; Light tree coverage; Wood fencing; Association-maintained road

Interior

• Kitchen: Kitchen with window; Range; Refrigerator; Dishwasher; Freezer; Electric water heater
• Bedrooms: Two bedrooms (both on the upper level)
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Baseboard heating; Wall-mounted cooling unit(s)
• Interior features: Informal dining area that can function as kitchen/dining or living/dining; No basement
• Laundry & utility: Washer and dryer included; Washer/Dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-3 ($-33/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (2.1% below list).
• Recommended offer: $171k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.7% in New Richmond — 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 75/100 on livability (#165 in WI, #4,318 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, commute F, health & safety F.
• New Richmond School District (town): math 49% / reading 45% proficiency, ranked #67 of 342 in WI (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Richmond Starr Elementary (math 52% / reading 39%, grade D-, #363 of 1,041 statewide, top 35%, 539 students, 31% FRL); New Richmond Middle (math 46% / reading 49%, grade C-, #68 of 383 statewide, top 19%, 749 students, 30% FRL); New Richmond High (math 30% / reading 36%, grade F, #182 of 483 statewide, top 38%, 1,112 students, 25% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 214 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 411 units permitted in St. Croix County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• St. Croix County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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 $116k; list at $175k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $171,353 (2.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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: 0.98% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 8.5

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-28,419
• Equity at exit: $26,093

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-24,503
• Equity at exit: $15,131

Cash invested: $49,000 (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 54017

• Home prices YoY: -22.1%
• Active inventory: 214
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$918
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$73
• HOA: −$175
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-3

Break-even live

Break-even rent $1,717

Max offer price $174,508

Occupancy floor 95%

Sensitivity live

Price	-10% $96	-5% $47	+0% $-3	+5% $-52	+10% $-102
Rent	-10% $-138	-5% $-70	+0% $-3	+5% $65	+10% $133
Rate	-1.0pp $85	-0.5pp $42	base $-3	+0.5pp $-48	+1.0pp $-94

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 W 8th St New Richmond, WI	2.0	2.0	1102	$1,770	$1.61	0d	3	0.26mi
732 E Lincoln Rd New Richmond, WI	3.0	2.0	1500	$1,995	$1.33	45d	1	0.34mi
328 W 9th St New Richmond, WI	2.0	1.0	850	$1,140	$1.34	0d	1	0.54mi
450 S Arch Ave New Richmond, WI	1.0–3.0	1.0–2.0	1105	$1,900	$1.72	0d	10	0.59mi
680 Circle Pine Dr Unit A New Richmond, WI	3.0	2.0	1350	$2,050	$1.52	45d	1	0.80mi
1960 W 5th St Unit 08 New Richmond, WI	3.0	2.0	1300	$1,910	$1.47	19d	1	1.09mi
1940 W 5th St Unit 03 New Richmond, WI	2.0	1.0	935	$1,715	$1.83	19d	1	1.11mi
1473 Doman Dr Unit 1455 New Richmond, WI	2.0	1.5	1325	$1,750	$1.32	19d	1	1.24mi
1153 Hidden Ln New Richmond, WI	2.0	1.0	960	$1,495	$1.56	0d	1	1.24mi
337 Williamsburg Pl New Richmond, WI	2.0	1.0	1102	$1,800	$1.63	45d	1	1.33mi
1612 Dorset Ln Apt 202 New Richmond, WI	2.0	2.0	1061	$1,625	$1.53	45d	1	1.36mi
1612 Dorset Ln Unit 310 New Richmond, WI	1.0	1.0	765	$1,425	$1.86	45d	1	1.36mi
1612 Dorset Ln Unit 310 New Richmond, WI	1.0	1.0	765	$1,425	$1.86	18d	1	1.36mi
1612 Dorset Ln Unit 109 New Richmond, WI	2.0	2.0	1061	$1,650	$1.56	18d	1	1.36mi
1612 Dorset Ln Apt 309 New Richmond, WI	2.0	2.0	1061	$1,575	$1.48	5d	1	1.36mi
1609 Doman Dr New Richmond, WI	1.0–2.0	1.0–2.0	972	$1,695	$1.74	0d	4	1.37mi
1619 Doman Dr Unit 308 New Richmond, WI	2.0	2.0	1180	$1,725	$1.46	45d	1	1.41mi
1619 Doman Dr Apt 209 New Richmond, WI	2.0	2.0	1061	$1,625	$1.53	45d	1	1.41mi
1627 Gunston Dr Unit 1627-D New Richmond, WI	2.0	1.0	1100	$1,725	$1.57	45d	1	1.42mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $175,000 Active 17 DOM
2. 2026-06-18
   days on market $175,000 Active 14 DOM
3. 2026-06-17
   days on market $175,000 Active 13 DOM
4. 2026-06-16
   days on market $175,000 Active 12 DOM
5. 2026-06-15
   days on market $175,000 Active 11 DOM
6. 2026-06-13
   days on market $175,000 Active 9 DOM
7. 2026-06-09
   days on market $175,000 Active 5 DOM
8. 2026-06-08
   days on market $175,000 Active 4 DOM
9. 2026-06-07
   statusdays on market $175,000 Active 3 DOM
10. 2026-06-04
    remarks 580-char remark
11. 2026-06-04
    listed $175,000 Coming Soon 1 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: $2,290 · $191/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$474/yr (+$39/mo · 20.7%)

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,562
• − Mortgage interest: −$9,803
• − Property taxes: −$2,290
• − Insurance: −$875
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − HOA: −$2,100
• − Depreciation: −$5,091
• Taxable loss: −$2,886
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $659/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: New Richmond School District
• NCES district ID: 5510620
• Math proficiency: 49% ▼ -16.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $61,844
• Composite: 41.45/100
• National rank: #3467
• State rank: #67 of 342 in WI

Livability — New Richmond

• Score: 75/100
• State rank: #165
• US rank: #4318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Richmond, WI
• County: Saint Croix County · 53,764 people
• City population: 20,366
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 20,366
• Household income: $98,571
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 335.0

Population outlook (St. Croix County) Hauer SSP2

• Today (2025): 93,270 people
• By 2030: 95,376 · +2.3%
• By 2040: 97,820 · +4.9%
• By 2050: 97,231 · +4.2%
• By 2075: 92,282 · -1.1%
• By 2100: 80,364 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 14% Romanian 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · St. Croix

• 2024 margin: R (+19.3) · D 39.5% · R 58.8% · Other 1.8%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.7pp · 2024: -19.3pp
• All cycles: 2024: R+19.3 2020: R+15.9 2016: R+18.4 2012: R+12.2 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.10%
• Current HPI: 320.3265
• Rent YoY: —
• Metro: Minneapolis-St. Paul-Bloomington, MN-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

+141.4% since first listed

14 events — show timeline

• 2026-06-05 Listed $175,000 RANWW
• 2026-06-05 Listed $175,000 WWRA
• 2026-06-05 Listed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-03 Coming Soon $175,000 RANWW
• 2026-06-03 Coming Soon $175,000 WWRA
• 2026-06-03 Coming Soon $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-27 Sold (Public Records) $116,500 Public Records
• 2020-07-15 Sold (MLS) $116,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-18 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-06-30 Sold (Public Records) $73,000 Public Records
• 1997-07-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-05-05 Listed $72,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2026): $2,290 · +4.5% YoY. Source: county tax records.