1114 7th St · Menomonie, WI 54751

$198,000

4 bd · 1.5 ba · 1,367 sqft · Other · 63 Days on market

Built 1910 7,405 sqft lot $145/sqft · 12% below area Est $225k · 12% 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 +17.1/30.0
• ARV discount +12.8/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice and solid! Four bedroom home with a long rental history serving the Menomonie/Stout area as an investment property, however, perhaps the next owner would like to move in the family? Large backyard with a partial privacy fence awaits the next owner.

Key facts

• Large backyard
• 7,405 sq ft lot
• Garage

Tags

• LARGE BACKYARD
• PARTIAL PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $198k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $189k (4.4% below list).
• Recommended offer: $186k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.7% in Menomonie — 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 82/100 on livability (#50 in WI, #1,248 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Menomonie Area School District (town): math 40% / reading 40% proficiency, ranked #157 of 342 in WI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 151 units permitted in Dunn County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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.
• Current owner paid $160k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1910 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $224,642
• List price: $198,000
• Delta: -11.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-24,120
• Equity at exit: $29,522

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-12,850
• Equity at exit: $17,119

Cash invested: $55,440 (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 54751

• Rents YoY: 2.6%
• Active inventory: 105
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,892 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$237 /mo · $2,846/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $137

Break-even live

Break-even rent $1,719

Max offer price $198,000

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 11th St E Menomonie, WI	4.0	2.0	1862	$1,800	$0.97	43d	1	0.48mi

Listing history 33 events

1. 2026-06-19
   days on market $198,000 Active 63 DOM
2. 2026-06-18
   days on market $198,000 Active 62 DOM
3. 2026-06-17
   days on market $198,000 Active 61 DOM
4. 2026-06-16
   days on market $198,000 Active 60 DOM
5. 2026-06-15
   days on market $198,000 Active 59 DOM
6. 2026-06-14
   days on market $198,000 Active 57 DOM
7. 2026-06-12
   days on market $198,000 Active 56 DOM
8. 2026-06-09
   days on market $198,000 Active 53 DOM
9. 2026-06-08
   days on market $198,000 Active 52 DOM
10. 2026-06-07
    pricedays on market $198,000 Active 51 DOM
11. 2026-06-05
    days on market $205,000 Active 49 DOM
12. 2026-06-03
    days on market $205,000 Active 47 DOM
13. 2026-06-02
    days on market $205,000 Active 46 DOM
14. 2026-06-01
    days on market $205,000 Active 45 DOM
15. 2026-05-31
    days on market $205,000 Active 44 DOM
16. 2026-05-30
    days on market $205,000 Active 43 DOM
17. 2026-04-17
    listed $205,000 Active 253-char remark

    Show marketing remark (253 chars)

    Nice and solid! Four bedroom home with a long rental history serving the Menomonie/Stout area as an investment property, however, perhaps the next owner would like to move in the family? Large backyard with a partial privacy fence awaits the next owner.

18. 2023-05-26
    soldstatus $160,000
19. 2023-05-25
    soldstatus $160,000 Sold 422-char remark

    Show marketing remark (422 chars)

    A great investment opportunity awaits! You won't want to seeing this charming 4 bedroom, 1.5 bathroom home! Private yard, 1 car garage, and close to UW-Stout campus. The main level offers 2 nice sized bedrooms and a half bathroom. The upper level offers 2 bedrooms and a full bathroom. The basement is unfinished. This has been a successful rental since 2006 looking for its next owner. Currently leased through 5/25/2023.

20. 2023-04-03
    historical Contingent - Without Bump Clause - WI Only 422-char remark

    Show marketing remark (422 chars)

    A great investment opportunity awaits! You won't want to seeing this charming 4 bedroom, 1.5 bathroom home! Private yard, 1 car garage, and close to UW-Stout campus. The main level offers 2 nice sized bedrooms and a half bathroom. The upper level offers 2 bedrooms and a full bathroom. The basement is unfinished. This has been a successful rental since 2006 looking for its next owner. Currently leased through 5/25/2023.

21. 2022-10-26
    listed $165,000 Active 422-char remark

    Show marketing remark (422 chars)

    A great investment opportunity awaits! You won't want to seeing this charming 4 bedroom, 1.5 bathroom home! Private yard, 1 car garage, and close to UW-Stout campus. The main level offers 2 nice sized bedrooms and a half bathroom. The upper level offers 2 bedrooms and a full bathroom. The basement is unfinished. This has been a successful rental since 2006 looking for its next owner. Currently leased through 5/25/2023.

22. 2006-07-17
    soldstatus $109,000
23. 2006-07-14
    soldstatus $109,000
24. 2006-07-11
    historical
25. 2006-05-16
    listed $116,000
26. 2005-09-01
    historical
27. 2005-06-01
    listed $117,900
28. 2003-12-22
    soldstatus $109,000
29. 2003-12-19
    soldstatus $109,000
30. 2003-11-10
    historical
31. 2003-10-22
    listed $109,900
32. 2003-08-12
    historical
33. 2003-07-01
    listed $109,900

ⓘ 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: $2,846 · $237/mo
• Projected year-2 tax: $3,255 · $271/mo
• Expected delta: +$408/yr (+$34/mo · 14.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 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: $22,708
• − Mortgage interest: −$11,091
• − Property taxes: −$2,846
• − Insurance: −$990
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$5,760
• Taxable loss: −$1,613
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $2,030/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: Menomonie Area School District
• NCES district ID: 5509090
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $47,172
• Composite: 34.23/100
• National rank: #5262
• State rank: #157 of 342 in WI

Livability — Menomonie

• Score: 82/100
• State rank: #50
• US rank: #1248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menomonie, WI
• County: Dunn County · 26,193 people
• City population: 26,193
• Metro: Menomonie, WI
• Population (ZIP): 26,193
• Household income: $72,028
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 821.0

Population outlook (Dunn County) Hauer SSP2

• Today (2025): 45,435 people
• By 2030: 45,694 · +0.6%
• By 2040: 45,329 · -0.2%
• By 2050: 44,343 · -2.4%
• By 2075: 42,497 · -6.5%
• By 2100: 40,616 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 5% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 15% Romanian 6% Lithuanian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 1% Chinese 1%

Political lean MEDSL · Dunn

• 2024 margin: R (+15.9) · D 41.5% · R 57.4% · Other 1.2%
• 2008→2024 swing: -30.9pp toward R · 2008: 14.9pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+13.9 2016: R+11.2 2012: D+5.0 2008: D+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.07%
• Current HPI: 214.7943
• Rent YoY: ▲ 2.59%
• Metro: Menomonie, 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

+86.5% since first listed

17 events — show timeline

• 2026-04-17 Listed $205,000 RANWW
• 2023-05-26 Sold (Public Records) $160,000 Public Records
• 2023-05-25 Sold (MLS) $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-26 Listed $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-07-17 Sold (Public Records) $109,000 Public Records
• 2006-07-14 Sold (MLS) $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-07-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-05-16 Listed $116,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-06-01 Listed $117,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-12-22 Sold (Public Records) $109,000 Public Records
• 2003-12-19 Sold (MLS) $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-11-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-22 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-07-01 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $2,846 · +3.3% YoY. Source: county tax records.