733 W 9th Ave · Oshkosh, WI 54902

$149,900

3 bd · 1.5 ba · 1,108 sqft · Condo public records · 67 Days on market

Built 1966 $135/sqft · at area comps Est $149k · at est. $150/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 +14.6/30.0
• ARV discount +7.1/15.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 3-bedroom, 1.5-bath condo in a prime location! This move-in-ready home features new flooring, paint, updated appliances, newer central air and cabinets, and the most incredible bidet! Enjoy a functional layout with spacious living areas and comfortable bedrooms. Ideally situated near South Park and Stoegbauer Park, offering easy access to green space and outdoor recreation. A great opportunity for low-maintenance living in a desirable area.

Key facts

• Updated appliances
• New flooring
• Functional layout

Tags

• PRIME LOCATION
• NEW FLOORING
• UPDATED APPLIANCES
• NEWER CENTRAL AIR
• FUNCTIONAL LAYOUT
• EASY ACCESS TO GREEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $37 ($444/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 $147k (1.7% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Shapiro Stem Academy (math 42% / reading 27%, grade F, #610 of 1,041 statewide, top 63%, 202 students, 48% FRL); South Park Middle (math 21% / reading 26%, grade F, #327 of 383 statewide, top 86%, 327 students, 46% FRL); West High (math 41% / reading 52%, grade D-, #55 of 483 statewide, top 11%, 1,627 students, 29% FRL).
• Market conditions: Rents rising (+2.6%/yr); 44 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 67 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $148,604
• List price: $149,900
• Delta: 0.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-22,447
• Equity at exit: $22,351

10-year hold

• IRR: -7.1%
• Equity multiple: 0.56×
• Total profit: $-18,600
• Equity at exit: $12,961

Cash invested: $41,972 (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 54902

• Rents YoY: 2.6%
• Active inventory: 44
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$786
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$62
• HOA: −$150
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $37

Break-even live

Break-even rent $1,426

Max offer price $149,900

Occupancy floor 92%

Sensitivity live

Price	-10% $122	-5% $79	+0% $37	+5% $-5	+10% $-48
Rent	-10% $-79	-5% $-21	+0% $37	+5% $95	+10% $153
Rate	-1.0pp $112	-0.5pp $75	base $37	+0.5pp $-2	+1.0pp $-41

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
648 W 10th Ave Unit 648A Oshkosh, WI	2.0	1.0	704	$1,000	$1.42	15d	1	0.13mi
532 W 5th Ave Oshkosh, WI	2.0	1.0	1120	$2,495	$2.23	45d	1	0.37mi
405 Michigan St Unit 1061622P Oshkosh, WI	2.0	1.0	1097	$2,526	$2.30	23d	1	0.43mi
212 W 8th Ave Oshkosh, WI	2.0	1.0	1100	$1,099	$1.00	23d	1	0.71mi
416 W 17th Ave Unit 416 Oshkosh, WI	3.0	1.5	1100	$1,450	$1.32	45d	1	0.73mi
500 Marion Rd Oshkosh, WI	2.0	2.0	840	$1,225	$1.46	15d	1	0.78mi
417 Marion Rd Oshkosh, WI	1.0–2.0	1.0–2.0	778	$2,500	$3.21	15d	10	0.80mi
106 W 9th Ave Oshkosh, WI	2.0	1.0	900	$995	$1.11	45d	1	0.81mi
155 Jackson St Oshkosh, WI	2.0	1.0–2.0	716	$1,775	$2.48	23d	8	0.88mi
1305 W South Park Ave Unit 1315H Oshkosh, WI	3.0	1.5	1500	$1,799	$1.20	45d	1	0.90mi
8 W 9th Ave Unit 200 Oshkosh, WI	2.0	1.0	792	$1,295	$1.64	45d	1	0.92mi
35 W 14th Ave Unit 35A Oshkosh, WI	2.0	1.0	1000	$1,000	$1.00	45d	1	0.93mi
1119 S Main St Unit 1121 Oshkosh, WI	3.0	1.0	1066	$1,250	$1.17	23d	1	0.94mi
1255 W 18th Ave Oshkosh, WI	1.0–2.0	1.0–2.0	771	$925	$1.20	15d	1	0.96mi
306 Wisconsin St Oshkosh, WI	3.0	1.0	1500	$1,500	$1.00	45d	1	0.97mi
306 Wisconsin St Oshkosh, WI	4.0	1.0	1500	$2,000	$1.33	23d	1	0.97mi
1745 Oregon St Oshkosh, WI	1.0–3.0	1.0–2.0	1079	$1,491	$1.38	15d	6	0.98mi
1317 Southland Ave Unit 1319-203 Oshkosh, WI	2.0	1.0	825	$999	$1.21	23d	1	0.99mi
1510 Witzel Ave Oshkosh, WI	3.0	2.0	950	$1,399	$1.47	15d	1	1.03mi
512 Algoma Blvd Unit 212 Oshkosh, WI	2.0	1.0	900	$999	$1.11	15d	1	1.04mi
100 N Main St Oshkosh, WI	2.0	2.0	1100	$1,495	$1.36	15d	1	1.05mi
1115 Moreland St Apt 4 Oshkosh, WI	2.0	1.0	700	$1,195	$1.71	15d	1	1.08mi
1270 W 20th Ave Unit 1264 Oshkosh, WI	2.0	1.5	950	$1,599	$1.68	45d	1	1.10mi
1270 W 20th Ave Unit 1228 Oshkosh, WI	2.0	1.5	950	$1,649	$1.74	23d	1	1.10mi
728 Wisconsin St Apt 3 Oshkosh, WI	2.0	1.0	950	$1,100	$1.16	23d	1	1.25mi
728 Wisconsin St Oshkosh, WI	2.0–3.0	1.0	950	$1,100	$1.16	45d	2	1.25mi
825 Wisconsin St Unit 2C Oshkosh, WI	4.0	1.0	1400	$1,399	$1.00	23d	1	1.33mi
825 Wisconsin St Apt 3A Oshkosh, WI	4.0	1.0	1400	$1,449	$1.03	45d	1	1.33mi
825 Wisconsin St Unit 1B Oshkosh, WI	3.0	1.0	1200	$1,199	$1.00	45d	1	1.33mi
835 Wisconsin St Unit 2D Oshkosh, WI	4.0	1.0	1400	$1,399	$1.00	23d	1	1.35mi
419 N Westfield St Unit 421 Oshkosh, WI	3.0	1.5	1300	$1,799	$1.38	45d	1	1.36mi
419 N Westfield St Unit 419 Oshkosh, WI	3.0	1.5	1300	$1,599	$1.23	23d	1	1.36mi
419 N Westfield St Unit 1702 Oshkosh, WI	3.0	1.5	1300	$1,599	$1.23	45d	1	1.36mi
512 School Ave Oshkosh, WI	2.0	1.0	825	$1,295	$1.57	15d	1	1.39mi
247 Sullivan St Unit 279-202 Oshkosh, WI	2.0	1.0	850	$1,099	$1.29	23d	1	1.40mi
247 Sullivan St Unit 247-406 Oshkosh, WI	3.0	1.5	1100	$1,499	$1.36	45d	1	1.40mi
1740 Lombard Ave Oshkosh, WI	2.0	1.0	825	$1,149	$1.39	15d	4	1.42mi
650 N Main St Oshkosh, WI	1.0–3.0	1.0–2.0	925	$1,760	$1.90	23d	12	1.42mi
420426 Sullivan St Oshkosh, WI	2.0	1.0	850	$1,199	$1.41	15d	1	1.46mi
919 Wright St Unit A Oshkosh, WI	3.0	1.0	1100	$1,100	$1.00	45d	1	1.48mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $149,900 Active 67 DOM
2. 2026-06-19
   days on market $149,900 Active 65 DOM
3. 2026-06-18
   days on market $149,900 Active 64 DOM
4. 2026-06-17
   days on market $149,900 Active 63 DOM
5. 2026-06-16
   days on market $149,900 Active 62 DOM
6. 2026-06-15
   price $149,900 Active 61 DOM
7. 2026-06-15
   days on market $153,300 Active 61 DOM
8. 2026-06-14
   days on market $153,300 Active 59 DOM
9. 2026-06-13
   days on market $153,300 Active 58 DOM
10. 2026-06-10
    days on market $153,300 Active 56 DOM
11. 2026-06-09
    days on market $153,300 Active 55 DOM
12. 2026-06-08
    days on market $153,300 Active 54 DOM
13. 2026-06-07
    days on market $153,300 Active 53 DOM
14. 2026-06-02
    days on market $153,300 Active 48 DOM
15. 2026-06-01
    days on market $153,300 Active 47 DOM
16. 2026-05-31
    days on market $153,300 Active 46 DOM
17. 2026-05-30
    days on market $153,300 Active 45 DOM
18. 2026-05-13
    price $153,300 454-char remark

    Show marketing remark (454 chars)

    Remodeled 3-bedroom, 1.5-bath condo in a prime location! This move-in-ready home features new flooring, paint, updated appliances, newer central air and cabinets, and the most incredible bidet! Enjoy a functional layout with spacious living areas and comfortable bedrooms. Ideally situated near South Park and Stoegbauer Park, offering easy access to green space and outdoor recreation. A great opportunity for low-maintenance living in a desirable area.

19. 2026-04-14
    listed $157,000 Active 454-char remark

    Show marketing remark (454 chars)

    Remodeled 3-bedroom, 1.5-bath condo in a prime location! This move-in-ready home features new flooring, paint, updated appliances, newer central air and cabinets, and the most incredible bidet! Enjoy a functional layout with spacious living areas and comfortable bedrooms. Ideally situated near South Park and Stoegbauer Park, offering easy access to green space and outdoor recreation. A great opportunity for low-maintenance living in a desirable area.

20. 2022-03-01
    soldstatus $75,000
21. 2019-03-05
    soldstatus $68,000

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $2,155 · $180/mo
• Expected delta: +$618/yr (+$51/mo · 40.2%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,676
• − Mortgage interest: −$8,397
• − Property taxes: −$1,537
• − Insurance: −$750
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − HOA: −$1,800
• − Depreciation: −$4,361
• Taxable loss: −$1,997
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $923/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): 22,243
• Household income: $65,612
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 873.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 6% Portuguese 4% Lithuanian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Other Asian/Pacific 2% Spanish 2%

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: ▼ -122.03%
• Current HPI: 187.4917
• Rent YoY: ▲ 2.60%
• 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

+125.4% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $153,300 SCWMLS
• 2026-04-14 Listed $157,000 SCWMLS
• 2022-03-01 Sold (Public Records) $75,000 Public Records
• 2019-03-05 Sold (Public Records) $68,000 Public Records

Property tax history

-0.4%/yr

Latest (2024): $1,537 · -11.0% YoY. Source: county tax records.