1025 S Oak Ave Unit A37 · Onalaska, WI 54650

$25,000

2 bd · 1.5 ba · 734 sqft · SingleFamily · 113 Days on market

Built 1973 $34/sqft · 89% below area ↓ 11% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you?ve been looking for a budget-friendly option with room to make it your own, this 2-bedroom, 1.5-bath 14' x 70' manufactured home could be the one. The home features a split-bedroom layout, a full-width living room, centrally located kitchen, and a screened porch for added outdoor space. While the property will benefit from updates and improvements, it offers a great entry point for a buyer looking to build sweat equity or invest at an accessible price point. Bring your ideas and make it your own!

Key facts

• Split-bedroom layout
• Screened porch
• Built 1973

Tags

• SPLIT-BEDROOM LAYOUT
• FULL-WIDTH LIVING ROOM
• CENTRALLY LOCATED KITCHEN
• SCREENED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 47.3% vs local median 3.0% in Onalaska — 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 73/100 on livability (#214 in WI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Onalaska School District (urban): math 39% / reading 41% proficiency, ranked #147 of 342 in WI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 128 active listings in the ZIP; solid renter incomes; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• La Crosse County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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 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: 5.20% ✓
• Cap rate: 47.29%
• Cash-on-cash: 146.41%
• DSCR: 7.51
• GRM: 1.6

CMA / ARV

• ARV (median comp): $222,524
• List price: $25,000
• Delta: -88.77%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.66% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.51×
• Total profit: $52,570
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 18.90×
• Total profit: $125,265
• Equity at exit: $2,162

Cash invested: $7,000 (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 54650

• Rents YoY: 4.7%
• Active inventory: 128
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $854

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 29%

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

Listing history 17 events

1. 2026-06-19
   days on market $25,000 Active 113 DOM
2. 2026-06-18
   days on market $25,000 Active 112 DOM
3. 2026-06-17
   days on market $25,000 Active 111 DOM
4. 2026-06-16
   days on market $25,000 Active 110 DOM
5. 2026-06-15
   days on market $25,000 Active 109 DOM
6. 2026-06-14
   days on market $25,000 Active 107 DOM
7. 2026-06-13
   days on market $25,000 Active 106 DOM
8. 2026-06-10
   days on market $25,000 Active 104 DOM
9. 2026-06-09
   days on market $25,000 Active 103 DOM
10. 2026-06-08
    days on market $25,000 Active 102 DOM
11. 2026-06-07
    days on market $25,000 Active 101 DOM
12. 2026-06-02
    days on market $25,000 Active 96 DOM
13. 2026-06-01
    days on market $25,000 Active 95 DOM
14. 2026-05-31
    days on market $25,000 Active 94 DOM
15. 2026-05-30
    days on market $25,000 Active 93 DOM
16. 2026-04-14
    price $25,000 508-char remark

    Show marketing remark (508 chars)

    If you?ve been looking for a budget-friendly option with room to make it your own, this 2-bedroom, 1.5-bath 14' x 70' manufactured home could be the one. The home features a split-bedroom layout, a full-width living room, centrally located kitchen, and a screened porch for added outdoor space. While the property will benefit from updates and improvements, it offers a great entry point for a buyer looking to build sweat equity or invest at an accessible price point. Bring your ideas and make it your own!

17. 2026-02-23
    listed $28,000 Active 508-char remark

    Show marketing remark (508 chars)

    If you?ve been looking for a budget-friendly option with room to make it your own, this 2-bedroom, 1.5-bath 14' x 70' manufactured home could be the one. The home features a split-bedroom layout, a full-width living room, centrally located kitchen, and a screened porch for added outdoor space. While the property will benefit from updates and improvements, it offers a great entry point for a buyer looking to build sweat equity or invest at an accessible price point. Bring your ideas and make it your own!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,597
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$727
• Taxable income: $10,474
• Est. tax owed @ 24.0%: −$2,514
• After-tax cash flow: $7,735/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: Onalaska School District
• NCES district ID: 5511010
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $55,177
• Composite: 34.99/100
• National rank: #5054
• State rank: #147 of 342 in WI

Livability — Onalaska

• Score: 73/100
• State rank: #214
• US rank: #5639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Onalaska, WI
• County: La Crosse County · 89,439 people
• City population: 25,304
• Metro: La Crosse-Onalaska, WI-MN
• Population (ZIP): 25,304
• Household income: $85,548
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 484.0

Population outlook (La Crosse County) Hauer SSP2

• Today (2025): 126,082 people
• By 2030: 130,161 · +3.2%
• By 2040: 137,231 · +8.8%
• By 2050: 143,506 · +13.8%
• By 2075: 160,149 · +27.0%
• By 2100: 166,408 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 4% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 15% Romanian 7% Lithuanian 3%
• Foreign-born: 3% · South Korea
• Languages at home: 93% English-only · Other Asian/Pacific 4% Spanish 2%

Political lean MEDSL · La Crosse

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 23.4pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+13.5 2016: D+9.6 2012: D+17.3 2008: D+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.24%
• Current HPI: 198.2691
• Rent YoY: ▲ 4.66%
• Metro: La Crosse-Onalaska, WI-MN
• 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

-10.7% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $25,000 SCWMLS
• 2026-02-23 Listed $28,000 SCWMLS