314 Viola Ave · Oshkosh, WI 54901

$169,900

5 bd · 2.0 ba · 2,268 sqft · MultiFamily public records · 171 Days on market

Built 1920 7,840 sqft lot $75/sqft · 29% below area Est $240k · 29% under ↓ 8% since listing

---

Why this score? — see what drove the B+ 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Prime Investment opportunity on the north side of Oshkosh! This income producing duplex offers two well-sized units, each featuring 2 bedrooms and 1 full bathroom with functional layouts that attract long term tenants. Both units are currently occupied, providing immediate rental income. Upper unit on a month-to-month lease for added flexibility. This property also includes a detached two car garage, enhancing convenience and rental value. This property is a solid addition to any investment portfolio. Don't miss your chance to secure a cash flowing property in a desirable Oshkosh location.

Key facts

• Functional layouts
• 7,840 sq ft lot
• Built 1920

Tags

• INCOME PRODUCING DUPLEX
• DETACHED TWO CAR GARAGE
• FUNCTIONAL LAYOUTS
• DESIRABLE OSHKOSH LOCATION

🏷️ Possibly a rental listed for sale. The $169,900 price doesn't fit this home's estimated sale value (~$240,146) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive. Per door: $293/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 652 units permitted in Winnebago County in 2024 (333 in 5+ unit buildings).
• This rent runs 45% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.35% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.77%
• DSCR: 1.66
• GRM: 6.2

CMA / ARV

• ARV (median comp): $240,146
• List price: $169,900
• Delta: -29.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1861 Wisconsin St	0.21mi	6/2.5 (+1)	2,260 (-0%)	7mo	$335,000	$148	77
807 W Gruenwald Ave	0.31mi	6/2.0 (+1)	2,174 (-4%)	2mo	$305,000	$140	72
2255 Wisconsin Ave	0.24mi	6/2.5 (+1)	2,200 (-3%)	7mo	$328,000	$149	71
1436 N Main St	0.51mi	5/3.0	2,384 (+5%)	0mo	$150,000	$63	63
1414 N Main St	0.55mi	5/2.0	2,242 (-1%)	23mo	$200,000	$89	54
1940 Crane St	0.73mi	6/2.0 (+1)	2,208 (-3%)	13mo	$279,600	$127	46
1338 Cedar St	0.67mi	4/2.5 (-1)	2,348 (+4%)	18mo	$110,000	$47	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $14,467
• Equity at exit: $25,333

10-year hold

• IRR: 18.6%
• Equity multiple: 2.70×
• Total profit: $80,685
• 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: 12.4×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$891
• Tax from tax record: −$263 /mo · $3,159/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $586

Break-even live

Break-even rent $1,551

Max offer price $169,900

Occupancy floor 69%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,292
Total (2 units)			$2,292

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
846 Franklin St Oshkosh, WI	6.0	1.5	1692	$2,350	$1.39	43d	1	0.97mi
733 Wright St Oshkosh, WI	5.0	2.0	1642	$2,200	$1.34	43d	1	1.12mi
685 Franklin St Unit B Oshkosh, WI	4.0	2.0	1721	$1,700	$0.99	21d	1	1.20mi

Listing history 15 events

1. 2026-06-13
   days on market $169,900 Active 171 DOM
2. 2026-06-10
   days on market $169,900 Active 169 DOM
3. 2026-06-09
   days on market $169,900 Active 168 DOM
4. 2026-06-08
   days on market $169,900 Active 167 DOM
5. 2026-06-07
   days on market $169,900 Active 166 DOM
6. 2026-06-02
   days on market $169,900 Active 161 DOM
7. 2026-06-01
   days on market $169,900 Active 160 DOM
8. 2026-05-31
   days on market $169,900 Active 159 DOM
9. 2026-05-30
   days on market $169,900 Active 158 DOM
10. 2026-04-08
    price $169,900 596-char remark

    Show marketing remark (596 chars)

    Prime Investment opportunity on the north side of Oshkosh! This income producing duplex offers two well-sized units, each featuring 2 bedrooms and 1 full bathroom with functional layouts that attract long term tenants. Both units are currently occupied, providing immediate rental income. Upper unit on a month-to-month lease for added flexibility. This property also includes a detached two car garage, enhancing convenience and rental value. This property is a solid addition to any investment portfolio. Don't miss your chance to secure a cash flowing property in a desirable Oshkosh location.

11. 2026-02-17
    price $174,900 596-char remark

    Show marketing remark (596 chars)

    Prime Investment opportunity on the north side of Oshkosh! This income producing duplex offers two well-sized units, each featuring 2 bedrooms and 1 full bathroom with functional layouts that attract long term tenants. Both units are currently occupied, providing immediate rental income. Upper unit on a month-to-month lease for added flexibility. This property also includes a detached two car garage, enhancing convenience and rental value. This property is a solid addition to any investment portfolio. Don't miss your chance to secure a cash flowing property in a desirable Oshkosh location.

12. 2025-12-23
    listed $179,000 Active 596-char remark

    Show marketing remark (596 chars)

    Prime Investment opportunity on the north side of Oshkosh! This income producing duplex offers two well-sized units, each featuring 2 bedrooms and 1 full bathroom with functional layouts that attract long term tenants. Both units are currently occupied, providing immediate rental income. Upper unit on a month-to-month lease for added flexibility. This property also includes a detached two car garage, enhancing convenience and rental value. This property is a solid addition to any investment portfolio. Don't miss your chance to secure a cash flowing property in a desirable Oshkosh location.

13. 2025-12-09
    historical 423-char remark

    Show marketing remark (423 chars)

    Great investment opportunity on the north side of Oshkosh! This duplex features two spacious units, each offering 2 bedrooms and 1 full bath. Both units are currently rented, with the upper unit on a month-to-month lease. The property includes a detached two-car garage. Located near amenities including grocery stores, convenience shops, and local schools. Don?t miss your chance to own a cash-flowing property in Oshkosh!

14. 2025-08-05
    price $179,900 423-char remark

    Show marketing remark (423 chars)

    Great investment opportunity on the north side of Oshkosh! This duplex features two spacious units, each offering 2 bedrooms and 1 full bath. Both units are currently rented, with the upper unit on a month-to-month lease. The property includes a detached two-car garage. Located near amenities including grocery stores, convenience shops, and local schools. Don?t miss your chance to own a cash-flowing property in Oshkosh!

15. 2025-07-07
    listed $184,900 Active 423-char remark

    Show marketing remark (423 chars)

    Great investment opportunity on the north side of Oshkosh! This duplex features two spacious units, each offering 2 bedrooms and 1 full bath. Both units are currently rented, with the upper unit on a month-to-month lease. The property includes a detached two-car garage. Located near amenities including grocery stores, convenience shops, and local schools. Don?t miss your chance to own a cash-flowing property in Oshkosh!

ⓘ 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: $3,159 · $263/mo
• Projected year-2 tax: $3,159 · $263/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $27,504
• − Mortgage interest: −$9,517
• − Property taxes: −$3,159
• − Insurance: −$850
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$4,943
• Taxable income: $4,635
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $5,915/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

-8.1% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $169,900 RANW
• 2026-02-17 Price Changed $174,900 RANW
• 2025-12-23 Listed $179,000 RANW
• 2025-12-09 Listing Removed — RANW
• 2025-08-05 Price Changed $179,900 RANW
• 2025-07-07 Listed $184,900 RANW

Property tax history

+0.8%/yr

Latest (2024): $3,159 · -5.5% YoY. Source: county tax records.