244 S 5th St Unit 1 and 2 · Barron, WI 54812

$195,000

6 bd · 3.0 ba · 2,560 sqft · MultiFamily · 6 Days on market

Built 1950 Fair condition 0.58 ac lot Est $187k · at est.

---

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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• ARV discount +5.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Large duplex that could be turned back into a single family. Six bedrooms and three full bathrooms. 2 car detached garage, currently one stall for each unit. Backyard fencing and next to a park like setting and river/creek. Very nice sized lot.

Key facts

• Backyard fencing
• Park like setting
• River creek

Tags

• BACKYARD FENCING
• PARK LIKE SETTING
• RIVER CREEK
• NICE SIZED LOT

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Duplex; Approximately 2,560 finished square feet above grade; Multi-family property; Lot size about 0.58 acre
• Exterior features: Fenced yard; Vinyl exterior

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 2 full bathrooms
• Heating & cooling: Baseboard heating; Forced air heating; Electric and natural gas fuel
• Interior features: Circuit breakers; Full poured concrete basement

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).

Location & tenants

• Location reads 74/100 on livability (#172 in WI, #4,659 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Barron Area School District (rural): math 30% / reading 33% proficiency, ranked #262 of 342 in WI (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 156 units permitted in Barron County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Barron County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $186,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 E La Salle Ave Unit 1-3	0.20mi	5/3.0 (-1)	2,490 (-3%)	18mo	$182,000	$73	66

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-4,234
• Equity at exit: $29,075

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $31,643
• Equity at exit: $16,860

Cash invested: $54,600 (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 54812

• Home prices YoY: -16.1%
• Active inventory: 28
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,249 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $429

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,248
Total (2 units)			$2,249

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-03
   days on market $195,000 Active 6 DOM
2. 2026-06-02
   days on market $195,000 Active 5 DOM
3. 2026-06-01
   days on market $195,000 Active 4 DOM
4. 2026-05-31
   days on market $195,000 Active 3 DOM
5. 2026-05-28
   listed $195,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,988
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$5,673
• Taxable income: $2,174
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $4,628/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

The property is in fair condition with good roof and exterior. Some minor repairs and maintenance are needed, and painting and landscaping improvements can significantly increase its value.

Repairs flagged

• Minor Landscaping — Some areas of the lawn appear slightly overgrown
• Minor Fencing — Some sections of the fence appear slightly worn

Value-add opportunities

• Both Painting exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the lawn appear slightly overgrown	Minor	$500–3,000
Fencing · Some sections of the fence appear slightly worn	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Barron Area School District
• NCES district ID: 5500870
• Math proficiency: 30% ▲ 3.00%
• Reading proficiency: 33% ▲ 2.00%
• Median HH income: $45,338
• Composite: 26.99/100
• National rank: #7069
• State rank: #262 of 342 in WI

Livability — Barron

• Score: 74/100
• State rank: #172
• US rank: #4659

Category grades

Amenities F Commute F 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: Barron, WI
• Population (ZIP): 6,078

Population outlook (Barron County) Hauer SSP2

• Today (2025): 44,046 people
• By 2030: 42,731 · -3.0%
• By 2040: 39,513 · -10.3%
• By 2050: 36,157 · -17.9%
• By 2075: 29,204 · -33.7%
• By 2100: 22,649 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 6% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Portuguese 17% Romanian 2% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 5%

Political lean MEDSL · Barron

• 2024 margin: Strong R (+29.1) · D 33.4% · R 62.5% · Other 4.1%
• 2008→2024 swing: -36.2pp toward R · 2008: 7.1pp · 2024: -29.1pp
• All cycles: 2024: R+29.1 2020: R+26.1 2016: R+25.4 2012: R+2.4 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.74%
• Current HPI: 249.2806
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-28 Listed $195,000 RANWW