1212 Carr Pl · Oshkosh, WI 54901

$169,900

2 bd · 1.0 ba · 1,360 sqft · Other public records · 56 Days on market

Built 1888 5,300 sqft lot $125/sqft · 18% below area Est $207k · 18% 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 +15.0/15.0
• Cash flow +11.0/30.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

E-Side of Oshkosh 1.5 story Farmhouse set on cul-de-sac and close to neighborhood park. Enclosed porch. Currently leased to long-term tenant at $995 per month thru 10/31/2026. All utilities paid by tenant.

Key facts

• Manageable size yard
• Partial basement
• E-side of oshkosh

Tags

• E-SIDE OF OSHKOSH
• CUL-DE-SAC
• NEIGHBORHOOD PARK
• ENCLOSED PORCH
• PARTIAL BASEMENT
• MANAGEABLE SIZE YARD

Property features AI

Finance

• Other: Included with the home: range and refrigerator; Exclusions: personal property of tenants

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: 2-story single-family home; Construction completed; Property zoned residential
• Construction: Finished above-grade area approximately 1,360; Finished below-grade area: 0; Lot size about 0.12 acre; Year built information from assessor/public records
• Exterior features: Cedar exterior; Sidewalks on the lot

Interior

• Kitchen: Kitchen on the main level (approx. 14 x 11); Includes range/oven and refrigerator
• Bedrooms: Primary bedroom on the upper level (approx. 14 x 11); Second bedroom on the upper level (approx. 13 x 11); Third bedroom on the main level (approx. 9 x 7); Fourth bedroom on the main level (approx. 8 x 7)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Partial basement with block and stone walls; Living room on the main level; Dining room on the main level; Den/office on the main level
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-70 ($-841/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (18.7% below list).
• Recommended offer: $138k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Market conditions: Rents rising fast (+5.0%/yr); 82 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $5k 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 56 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $78k; list at $170k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,105 (18.7% 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 56 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1888 — 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. 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: 0.81% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (median comp): $206,852
• List price: $169,900
• Delta: -17.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-29,190
• Equity at exit: $25,333

10-year hold

• IRR: -5.7%
• Equity multiple: 0.60×
• Total profit: $-19,189
• Equity at exit: $14,690

Cash invested: $47,572 (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: 82
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$891
• Tax from tax record: −$199 /mo · $2,392/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-70

Break-even live

Break-even rent $1,470

Max offer price $157,520

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 Waugoo Ave Unit A Oshkosh, WI	2.0	1.0	1000	$995	$0.99	44d	1	0.40mi
513 Evans St Unit 1514469P Oshkosh, WI	3.0	1.5	1270	$2,909	$2.29	21d	1	0.73mi
548 Bowen St Oshkosh, WI	2.0	1.0	900	$850	$0.94	13d	1	0.81mi
1119 S Main St Unit 1121 Oshkosh, WI	3.0	1.0	1066	$1,250	$1.17	21d	1	0.83mi
100 N Main St Oshkosh, WI	2.0	2.0	1100	$1,495	$1.36	13d	1	0.85mi
1120 E Parkway Ave Oshkosh, WI	2.0	2.0	950	$1,195	$1.26	13d	1	0.85mi
35 W 14th Ave Unit 35A Oshkosh, WI	2.0	1.0	1000	$1,000	$1.00	44d	1	0.94mi
106 W 9th Ave Oshkosh, WI	2.0	1.0	900	$995	$1.11	44d	1	0.94mi
622 Grand St Oshkosh, WI	2.0	1.0	900	$895	$0.99	44d	1	1.02mi
212 W 8th Ave Oshkosh, WI	2.0	1.0	1100	$1,099	$1.00	21d	1	1.04mi
417 Marion Rd Oshkosh, WI	1.0–2.0	1.0–2.0	778	$2,500	$3.21	13d	10	1.15mi
319 E Irving Ave Oshkosh, WI	3.0	1.5	1384	$1,250	$0.90	44d	1	1.16mi
155 Jackson St Oshkosh, WI	2.0	1.0–2.0	716	$1,775	$2.48	21d	8	1.20mi
1745 Oregon St Oshkosh, WI	1.0–3.0	1.0–2.0	1079	$1,282	$1.19	13d	6	1.28mi
650 N Main St Oshkosh, WI	1.0–3.0	1.0–2.0	925	$1,524	$1.65	21d	12	1.30mi
95 Dawes St Oshkosh, WI	3.0	2.0	1520	$1,650	$1.09	44d	1	1.36mi
512 Algoma Blvd Unit 212 Oshkosh, WI	2.0	1.0	900	$999	$1.11	13d	1	1.38mi
405 Michigan St Unit 1061622P Oshkosh, WI	2.0	1.0	1097	$2,526	$2.30	21d	1	1.43mi
416 W 17th Ave Unit 416 Oshkosh, WI	3.0	1.5	1100	$1,450	$1.32	44d	1	1.43mi
306 Wisconsin St Oshkosh, WI	3.0	1.0	1500	$1,500	$1.00	44d	1	1.46mi
532 W 5th Ave Oshkosh, WI	2.0	1.0	1120	$2,495	$2.23	44d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $169,900 Active 56 DOM
2. 2026-06-18
   days on market $169,900 Active 55 DOM
3. 2026-06-17
   days on market $169,900 Active 54 DOM
4. 2026-06-16
   days on market $169,900 Active 53 DOM
5. 2026-06-15
   days on market $169,900 Active 52 DOM
6. 2026-06-14
   days on market $169,900 Active 50 DOM
7. 2026-06-13
   days on market $169,900 Active 49 DOM
8. 2026-06-10
   days on market $169,900 Active 47 DOM
9. 2026-06-09
   days on market $169,900 Active 46 DOM
10. 2026-06-08
    days on market $169,900 Active 45 DOM
11. 2026-06-07
    pricedays on market $169,900 Active 44 DOM
12. 2026-06-02
    days on market $175,000 Active 39 DOM
13. 2026-06-01
    days on market $175,000 Active 38 DOM
14. 2026-05-31
    days on market $175,000 Active 37 DOM
15. 2026-05-30
    days on market $175,000 Active 36 DOM
16. 2026-04-23
    listed $175,000 Active 310-char remark
17. 2026-04-18
    historical 205-char remark

    Show marketing remark (205 chars)

    E-Side of Oshkosh 1.5 story Farmhouse set on cul-de-sac and close to neighborhood park. Enclosed porch. Currently leased to long-term tenant at $995 per month thru 10/31/2026. All utilities paid by tenant.

18. 2025-10-17
    listed $175,000 Active 205-char remark

    Show marketing remark (205 chars)

    E-Side of Oshkosh 1.5 story Farmhouse set on cul-de-sac and close to neighborhood park. Enclosed porch. Currently leased to long-term tenant at $995 per month thru 10/31/2026. All utilities paid by tenant.

19. 2005-10-06
    soldstatus $77,500
20. 2003-03-28
    soldstatus $16,500
21. 2003-03-28
    soldstatus $21,100

ⓘ 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: $2,392 · $199/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$376/yr (+$31/mo · 15.7%)

ⓘ 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 ≥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: $16,573
• − Mortgage interest: −$9,517
• − Property taxes: −$2,392
• − Insurance: −$850
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,943
• Taxable loss: −$3,780
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $66/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

+929.7% since first listed

7 events — show timeline

• 2026-06-03 Price Changed $169,900 RANW
• 2026-04-23 Listed $175,000 RANW
• 2026-04-18 Listing Removed — RANW
• 2025-10-17 Listed $175,000 RANW
• 2005-10-06 Sold (Public Records) $77,500 Public Records
• 2003-03-28 Sold (Public Records) $21,100 Public Records
• 2003-03-28 Sold (Public Records) $16,500 Public Records

Property tax history

+3.8%/yr

Latest (2024): $2,392 · +18.7% YoY. Source: county tax records.