3238 7th St · Eau Claire, WI 54703

$164,999

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 4 Days on market

Built 1936 8,398 sqft lot $196/sqft · 18% below area Est $203k · 19% 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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +4.5/5.0
• 1% rule +4.4/10.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PERFECT STARTER HOME! Why rent when you can own for about the same monthly cost? This charming 1.5-story home is move-in ready and has seen an extensive transformation in recent years, with updates completed throughout nearly every inch of the property. Major improvements include a beautifully updated kitchen and bathroom, along with a newer furnace, water heater, and central air conditioning unit for added comfort and peace of mind. This home features 3 bedrooms, including 2 conveniently located on the main floor and a spacious third bedroom upstairs. Offering plenty of living space in an efficient layout, this home combines comfort, functionality, and affordability all in one package. Whe

Key facts

• Newer furnace
• Newer water heater
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• NEWER FURNACE
• NEWER WATER HEATER
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Approximately 751–1,000 finished square feet; Main-level living room and kitchen
• Construction: Crawl space and block foundation
• Exterior features: Vinyl exterior; Lot under 1/2 acre

Interior

• Kitchen: Kitchen on main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air; Natural gas heat
• Interior features: Circuit breakers

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $155k (6.0% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.4% in Eau Claire — 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 89/100 on livability (#10 in WI, #121 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+.
• Eau Claire Area School District (urban): math 38% / reading 43% proficiency, ranked #150 of 342 in WI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 212 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 583 units permitted in Eau Claire County in 2024 (325 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.
• Eau Claire County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $92k; list at $165k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,033 (6.0% below list)

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.94% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (median comp): $203,115
• List price: $164,999
• Delta: -18.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Folsom St	0.33mi	2/1.0 (-1)	904 (+8%)	13mo	$232,000	$257	56
524 Cedar St	0.69mi	2/1.0 (-1)	832 (-1%)	21mo	$181,000	$218	44
519 Cedar St	0.71mi	2/1.0 (-1)	858 (+2%)	22mo	$175,000	$204	40
933 Cedar St	0.74mi	2/1.5 (-1)	912 (+9%)	11mo	$230,000	$252	35

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-21,422
• Equity at exit: $24,602

10-year hold

• IRR: -5.6%
• Equity multiple: 0.65×
• Total profit: $-15,967
• Equity at exit: $14,266

Cash invested: $46,200 (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 54703

• Rents YoY: 2.0%
• Active inventory: 212
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$865
• Tax from tax record: −$183 /mo · $2,201/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $107

Break-even live

Break-even rent $1,414

Max offer price $164,999

Occupancy floor 88%

Sensitivity live

Price	-10% $201	-5% $154	+0% $107	+5% $61	+10% $14
Rent	-10% $-15	-5% $46	+0% $107	+5% $169	+10% $230
Rate	-1.0pp $190	-0.5pp $149	base $107	+0.5pp $65	+1.0pp $21

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Pershing St Unit 2 Eau Claire, WI	2.0	1.0	670	$1,050	$1.57	21d	1	0.75mi
2016 N Oxford Ave Eau Claire, WI	2.0	1.0–2.0	1023	$2,600	$2.54	14d	33	0.99mi
2332 Peters Dr Unit 2332 Eau Claire, WI	2.0	1.5	950	$1,345	$1.42	14d	1	1.18mi
1317 1st Ave Eau Claire, WI	2.0	1.0	700	$795	$1.14	44d	1	1.31mi
222 Wisconsin St Eau Claire, WI	1.0–2.0	1.0	981	$1,400	$1.43	44d	3	1.38mi
315 Riverfront Ter Eau Claire, WI	1.0–2.0	1.0–2.0	974	$1,725	$1.77	44d	10	1.39mi
224 N Barstow St Eau Claire, WI	1.0–2.0	1.0–2.0	828	$2,350	$2.84	14d	20	1.46mi

Listing history 6 events

1. 2026-05-15
   listed $164,999 Active 806-char remark
2. 2020-06-04
   soldstatus $92,000
3. 2014-06-23
   soldstatus $47,000
4. 2005-08-03
   soldstatus $55,500
5. 2005-08-03
   soldstatus $55,500
6. 1989-02-01
   soldstatus $23,000

ⓘ 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: $2,201 · $183/mo
• Projected year-2 tax: $2,627 · $219/mo
• Expected delta: +$426/yr (+$35/mo · 19.3%)

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,604
• − Mortgage interest: −$9,243
• − Property taxes: −$2,201
• − Insurance: −$825
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,800
• Taxable loss: −$1,441
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $1,634/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: Eau Claire Area School District
• NCES district ID: 5504050
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 43% ▬ 0.00%
• Median HH income: $48,206
• Composite: 34.72/100
• National rank: #5135
• State rank: #150 of 342 in WI

Livability — Eau Claire

• Score: 89/100
• State rank: #10
• US rank: #121

Category grades

Amenities A+ 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: Eau Claire, WI
• County: Eau Claire County · 96,114 people
• City population: 87,167
• Metro: Eau Claire, WI
• Population (ZIP): 44,153
• Household income: $71,518
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1614.0

Population outlook (Eau Claire County) Hauer SSP2

• Today (2025): 109,006 people
• By 2030: 112,587 · +3.3%
• By 2040: 118,674 · +8.9%
• By 2050: 124,085 · +13.8%
• By 2075: 135,804 · +24.6%
• By 2100: 139,875 · +28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 6% Two or more races 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Portuguese 16% Romanian 5% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 92% English-only · Other Asian/Pacific 4% Spanish 3%

Political lean MEDSL · Eau Claire

• 2024 margin: D (+10.6) · D 54.6% · R 44.0% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 22.1pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+10.8 2016: D+7.3 2012: D+13.6 2008: D+22.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.20%
• Current HPI: 218.2747
• Rent YoY: ▲ 2.01%
• Metro: Eau Claire, 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

+617.4% since first listed

7 events — show timeline

• 2026-05-19 Pending — RANWW
• 2026-05-15 Listed $164,999 RANWW
• 2020-06-04 Sold (Public Records) $92,000 Public Records
• 2014-06-23 Sold (Public Records) $47,000 Public Records
• 2005-08-03 Sold (Public Records) $55,500 Public Records
• 2005-08-03 Sold (MLS) $55,500 NORTHSTARMLS as Distributed by MLS Grid
• 1989-02-01 Sold (Public Records) $23,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,201 · +2.2% YoY. Source: county tax records.