525 School Ave · Oshkosh, WI 54901

$150,000

3 bd · 1.0 ba · 1,052 sqft · Other public records · 149 Days on market

Built 1920 4,791 sqft lot

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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 +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Turn the key, move in and enjoy the beautiful updates! Light & bright home boasts new carpets, beautiful French doors, lighting, fixtures and countertops! Large bedrooms offer room to spread out! Lush landscaped private backyard! Open floorplan ideal for entertaining!

Key facts

• Open floorplan
• French doors
• 4,791 sq ft lot

Tags

• FRENCH DOORS
• LANDSCAPED PRIVATE BACKYARD
• OPEN FLOORPLAN

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Single-family, one-story home; Construction completed
• Construction: Built (year per assessor/public record)
• Exterior features: Vinyl exterior; Lot under 1/2 acre (about 0.11 acres); Residential zoning

Interior

• Kitchen: Main-level kitchen approximately 14 x 11
• Bedrooms: Main-level primary bedroom approximately 14 x 11; Main-level second bedroom approximately 14 x 9; Main-level third bedroom approximately 12 x 9
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Full stone basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $25 ($300/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (6.4% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Washington Elementary (math 22% / reading 17%, grade F, #864 of 1,041 statewide, top 85%, 174 students, 62% 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 57% FRL vs 34% district-wide (23 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 652 units permitted in Winnebago County in 2024 (333 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 $4k 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 149 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $150k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.94% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-19,827
• Equity at exit: $22,365

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-2,886
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$787
• Tax from tax record: −$235 /mo · $2,825/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $25

Break-even live

Break-even rent $1,373

Max offer price $150,000

Occupancy floor 93%

Sensitivity live

Price	-10% $110	-5% $67	+0% $25	+5% $-17	+10% $-60
Rent	-10% $-86	-5% $-31	+0% $25	+5% $80	+10% $136
Rate	-1.0pp $101	-0.5pp $63	base $25	+0.5pp $-14	+1.0pp $-53

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 School Ave Oshkosh, WI	2.0	1.0	825	$1,295	$1.57	15d	1	0.01mi
835 Waugoo Ave Unit A Oshkosh, WI	2.0	1.0	1000	$995	$0.99	45d	1	0.28mi
513 Evans St Unit 1514469P Oshkosh, WI	3.0	1.5	1270	$2,909	$2.29	23d	1	0.31mi
100 N Main St Oshkosh, WI	2.0	2.0	1100	$1,495	$1.36	15d	1	0.33mi
548 Bowen St Oshkosh, WI	2.0	1.0	900	$850	$0.94	15d	1	0.34mi
622 Grand St Oshkosh, WI	2.0	1.0	900	$895	$0.99	45d	1	0.41mi
319 E Irving Ave Oshkosh, WI	3.0	1.5	1384	$1,250	$0.90	45d	1	0.54mi
1120 E Parkway Ave Oshkosh, WI	2.0	2.0	950	$1,195	$1.26	15d	1	0.55mi
8 W 9th Ave Unit 200 Oshkosh, WI	2.0	1.0	792	$1,295	$1.64	45d	1	0.58mi
155 Jackson St Oshkosh, WI	2.0	1.0–2.0	716	$1,775	$2.48	23d	8	0.62mi
417 Marion Rd Oshkosh, WI	1.0–2.0	1.0–2.0	778	$2,500	$3.21	15d	10	0.62mi
650 N Main St Oshkosh, WI	1.0–3.0	1.0–2.0	925	$1,760	$1.90	23d	12	0.65mi
106 W 9th Ave Oshkosh, WI	2.0	1.0	900	$995	$1.11	45d	1	0.66mi
212 W 8th Ave Oshkosh, WI	2.0	1.0	1100	$1,099	$1.00	23d	1	0.71mi
1119 S Main St Unit 1121 Oshkosh, WI	3.0	1.0	1066	$1,250	$1.17	23d	1	0.74mi
512 Algoma Blvd Unit 212 Oshkosh, WI	2.0	1.0	900	$999	$1.11	15d	1	0.75mi
500 Marion Rd Oshkosh, WI	2.0	2.0	840	$1,225	$1.46	15d	1	0.82mi
306 Wisconsin St Oshkosh, WI	4.0	1.0	1500	$2,000	$1.33	23d	1	0.83mi
306 Wisconsin St Oshkosh, WI	3.0	1.0	1500	$1,500	$1.00	45d	1	0.83mi
728 Wisconsin St Oshkosh, WI	2.0–3.0	1.0	950	$1,100	$1.16	45d	2	0.91mi
728 Wisconsin St Apt 3 Oshkosh, WI	2.0	1.0	950	$1,100	$1.16	23d	1	0.91mi
35 W 14th Ave Unit 35A Oshkosh, WI	2.0	1.0	1000	$1,000	$1.00	45d	1	0.92mi
405 Michigan St Unit 1061622P Oshkosh, WI	2.0	1.0	1097	$2,526	$2.30	23d	1	0.98mi
825 Wisconsin St Unit 1B Oshkosh, WI	3.0	1.0	1200	$1,199	$1.00	45d	1	1.01mi
825 Wisconsin St Apt 3A Oshkosh, WI	4.0	1.0	1400	$1,449	$1.03	45d	1	1.01mi
825 Wisconsin St Unit 2C Oshkosh, WI	4.0	1.0	1400	$1,399	$1.00	23d	1	1.01mi
835 Wisconsin St Unit 2D Oshkosh, WI	4.0	1.0	1400	$1,399	$1.00	23d	1	1.03mi
532 W 5th Ave Oshkosh, WI	2.0	1.0	1120	$2,495	$2.23	45d	1	1.05mi
919 Wright St Unit A Oshkosh, WI	3.0	1.0	1100	$1,100	$1.00	45d	1	1.07mi
1114 Cherry St Oshkosh, WI	2.0	1.0	800	$1,095	$1.37	23d	1	1.21mi
648 W 10th Ave Unit 648A Oshkosh, WI	2.0	1.0	704	$1,000	$1.42	15d	1	1.28mi
1745 Oregon St Oshkosh, WI	1.0–3.0	1.0–2.0	1079	$1,491	$1.38	15d	6	1.34mi
416 W 17th Ave Unit 416 Oshkosh, WI	3.0	1.5	1100	$1,450	$1.32	45d	1	1.37mi
1124 Elmwood Ave Oshkosh, WI	4.0	1.0	1200	$1,600	$1.33	45d	1	1.47mi

Listing history 14 events

1. 2026-06-22
   days on market $150,000 Active 149 DOM
2. 2026-06-19
   days on market $150,000 Active 147 DOM
3. 2026-06-18
   days on market $150,000 Active 146 DOM
4. 2026-06-17
   days on market $150,000 Active 145 DOM
5. 2026-06-16
   days on market $150,000 Active 144 DOM
6. 2026-06-15
   days on market $150,000 Active 143 DOM
7. 2026-06-14
   days on market $150,000 Active 141 DOM
8. 2026-06-13
   days on market $150,000 Active 140 DOM
9. 2026-06-10
   days on market $150,000 Active 138 DOM
10. 2026-06-09
    days on market $150,000 Active 137 DOM
11. 2026-06-08
    days on market $150,000 Active 136 DOM
12. 2026-06-07
    days on market $150,000 Active 135 DOM
13. 2026-06-03
    remarks 270-char remark
14. 2026-06-03
    listed $150,000 Active 130 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: $2,825 · $235/mo
• Projected year-2 tax: $2,825 · $235/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,854
• − Mortgage interest: −$8,402
• − Property taxes: −$2,825
• − Insurance: −$750
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,364
• Taxable loss: −$2,184
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $824/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

+87.5% since first listed

11 events — show timeline

• 2026-06-02 Price Changed $150,000 RANW
• 2026-06-02 Relisted — RANW
• 2026-04-25 Listing Removed — RANW
• 2026-03-17 Contingent — RANW
• 2026-03-05 Price Changed $149,900 RANW
• 2026-02-20 Price Changed $154,900 RANW
• 2026-02-06 Price Changed $157,900 RANW
• 2026-02-06 Relisted — RANW
• 2026-01-31 Contingent — RANW
• 2025-12-16 Listed $159,900 RANW
• 2018-05-04 Sold (Public Records) $80,000 Public Records

Property tax history

-1.4%/yr

Latest (2024): $2,825 · +21.0% YoY. Source: county tax records.