511 S Bellis St Unit B · Wausau, WI 54403

$79,900

2 bd · 1.0 ba · 682 sqft · SingleFamily public records · 3 Days on market

Built 1940 5,227 sqft lot Est $92k · 13% under

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Why this score? — see what drove the C- 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 +17.5/30.0
• ARV discount +13.4/15.0
• 1% rule +5.8/10.0
• DSCR +5.5/10.0
• Livability +4.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This quaint 1 bedroom and 1 full bath home with a bonus room that could be a possible second bedroom has a big yard and a 1 car garage. With all appliances included except washer, dryer and microwave this home would be a great home for someone in college or a retirement home for a couple who is looking for a place that is easy to keep up. ,This information is compiled from miscellaneous sources and is believed accurate but not warranted. Neither the listing broker nor its agents, subagents or property owner are responsible for the accuracy of the information. Buyers are advised to verify all information.

Key facts

• Level yard area
• Accessed from alley
• Vinyl plank flooring

Tags

• DETACHED GARAGE
• VINYL PLANK FLOORING
• NATURAL GAS FURNACE
• ADDITIONAL STORAGE SPACE
• LEVEL YARD AREA
• ACCESSED FROM ALLEY

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home; One story; Shingle roof
• Construction: Finished above grade living area approximately in the 750 or less range; Below-grade unfinished area approximately 264 sq ft
• Exterior features: Wood exterior; Lot under 1/2 acre (approx. 0.12 acre); Residential zoning

Interior

• Kitchen: Refrigerator; Range/oven
• Bedrooms: Main-level primary bedroom, approximately 10 x 10; Main-level second bedroom, approximately 10 x 8
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating; No central cooling; Natural gas heating fuel
• Interior features: Carpet flooring in select areas; Vinyl flooring in select areas; Partial unfinished basement
• Laundry & utility: Basement utility space (partial, unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $61 ($738/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $80k).
• Cap rate 7.2% vs local median 3.3% in Wausau — 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 91/100 on livability (#4 in WI, #55 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, employment D.
• Wausau School District (urban): math 33% / reading 36% proficiency, ranked #235 of 342 in WI (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 298 units permitted in Marathon County in 2024 (81 in 5+ unit buildings).
• This rent is only 15% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marathon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $92,070
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Genrich St	0.18mi	2/1.0	624 (-8%)	6mo	$84,000	$135	72
1323 Prospect Ave	0.63mi	2/1.0	584 (-14%)	11mo	$70,000	$120	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-8,977
• Equity at exit: $11,913

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-2,553
• Equity at exit: $6,908

Cash invested: $22,372 (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 54403

• Home prices YoY: -31.3%
• Active inventory: 78
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $862 high
• Mortgage (P&I): −$419
• Tax from tax record: −$167 /mo · $2,009/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $61

Break-even live

Break-even rent $784

Max offer price $79,900

Occupancy floor 88%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Prospect Ave Unit 3 Wausau, WI	1.0	1.0	750	$675	$0.90	44d	1	0.23mi
724 Washington St Unit Upper Wausau, WI	3.0	1.0	750	$875	$1.17	44d	1	0.44mi
505 N 6th St Unit B11 Wausau, WI	1.0	1.0	500	$675	$1.35	44d	1	0.64mi
110 Adrian St Wausau, WI	2.0	1.0	700	$795	$1.14	44d	1	0.99mi
519 Steuben St Wausau, WI	2.0	1.0	650	$850	$1.31	44d	2	1.06mi
16 Fulton St Wausau, WI	1.0	1.0	682	$1,375	$2.02	44d	1	1.15mi

Listing history 4 events

1. 2026-06-19
   days on market $79,900 Active 3 DOM
2. 2026-06-18
   days on market $79,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $79,900 Active 1 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: $2,009 · $167/mo
• Projected year-2 tax: $2,009 · $167/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,347
• − Mortgage interest: −$4,476
• − Property taxes: −$2,009
• − Insurance: −$400
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,324
• Taxable loss: −$517
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $862/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: Wausau School District
• NCES district ID: 5515900
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $47,238
• Composite: 29.66/100
• National rank: #6466
• State rank: #235 of 342 in WI

Livability — Wausau

• Score: 91/100
• State rank: #4
• US rank: #55

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wausau, WI
• County: Marathon County · 76,019 people
• City population: 56,642
• Metro: Wausau-Weston, WI
• Population (ZIP): 24,950
• Household income: $69,030
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 898.0

Population outlook (Marathon County) Hauer SSP2

• Today (2025): 138,030 people
• By 2030: 138,087 · +0.0%
• By 2040: 135,688 · -1.7%
• By 2050: 129,390 · -6.3%
• By 2075: 110,912 · -19.6%
• By 2100: 85,136 · -38.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Asian 5% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Portuguese 6% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Other Asian/Pacific 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Marathon

• 2024 margin: R (+18.7) · D 40.1% · R 58.7% · Other 1.2%
• 2008→2024 swing: -27.5pp toward R · 2008: 8.9pp · 2024: -18.7pp
• All cycles: 2024: R+18.7 2020: R+18.0 2016: R+18.2 2012: R+6.1 2008: D+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.29%
• Current HPI: 197.893
• Rent YoY: —
• Metro: Wausau-Weston, 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

+104.9% since first listed

7 events — show timeline

• 2026-06-15 Listed $79,900 CWMLS
• 2023-07-07 Sold (Public Records) $110,000 Public Records
• 2018-01-04 Sold (Public Records) $165,000 Public Records
• 2012-12-10 Listing Removed — CWMLS
• 2012-12-10 Listed $59,000 CWMLS
• 2011-12-12 Sold (Public Records) $24,000 Public Records
• 1997-04-24 Sold (Public Records) $39,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,009 · -1.8% YoY. Source: county tax records.