2511 Cliff St · Wisconsin Rapids, WI 54494

$124,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily · 3 Days on market

Built 1952 0.33 ac lot Est $212k · 41% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

City of Wisconsin Rapids. Priced for great potential. Bring your finishing touches to this nearly completed 3-bedroom, 1-bath home with a bonus study and plenty of potential. The interior features remodeled rooms and brand-new stainless steel appliances to the kitchen, while the double lot offers room to expand or enjoy the outdoors. Mature lilac bushes and flowering crabapple trees add beauty and charm to the property. With just a few final updates, this home can truly shine?perfect for someone looking to make it their own. Kiddie corner to All Children's Together (ACT) Playground.

Key facts

• New flooring
• New sheet rock
• Bonus room

Tags

• NEW FLOORING
• NEW SHEET ROCK
• BONUS ROOM
• OPEN KITCHEN
• DETACHED GARAGE
• PATIO

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: Single-family residence; One-story layout; Approximately 1,144 finished above-grade square feet; Residential zoning; Lot about 0.33 acres
• Construction: Shingle / composition fiberglass roof
• Exterior features: Vinyl exterior; Patio

Interior

• Kitchen: Refrigerator; Dishwasher; Main-level kitchen approximately 14 x 11
• Bedrooms: Main-level primary bedroom about 11 x 9; Main-level second bedroom about 11 x 9; Main-level third bedroom about 10 x 9
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Carpeted floors in some areas; Ceiling fans; Smoke detectors; High-speed internet available
• Laundry & utility: Main-level laundry/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.2% vs local median 4.1% in Wisconsin Rapids — 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 74/100 on livability (#169 in WI, #4,516 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment F.
• Wisconsin Rapids School District (town): math 28% / reading 33% proficiency, ranked #274 of 342 in WI (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 146 active listings in the ZIP; 122 units permitted in Wood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $46k; list at $125k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1952 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.06% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $211,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 Webb Ave	0.22mi	3/1.0	1,170 (+2%)	12mo	$163,000	$139	76
447 Pepper Ave	0.19mi	3/1.5	1,092 (-4%)	12mo	$250,000	$229	71
2230 Lincoln St	0.21mi	3/1.0	1,099 (-4%)	18mo	$69,000	$63	69
450 Goodnow Ave	0.26mi	3/1.0	1,060 (-7%)	11mo	$205,000	$193	67
3010 S 3rd St	0.46mi	3/1.5	1,144 (0%)	12mo	$230,000	$201	66
2130 6th Street South	0.31mi	3/1.5	1,296 (+13%)	2mo	$240,000	$185	59
2821 3rd Street South	0.35mi	3/1.5	1,008 (-12%)	8mo	$165,000	$164	56
446 Goodnow Ave	0.28mi	3/2.0	1,024 (-10%)	12mo	$202,000	$197	55
1011 Airport Ave	0.59mi	3/1.5	1,234 (+8%)	8mo	$239,900	$194	51
3421 9th Street South	0.67mi	3/1.0	1,008 (-12%)	1mo	$175,000	$174	48
3510 4th Street South	0.67mi	3/2.5	1,224 (+7%)	9mo	$199,000	$163	44
478 Dewey St	0.71mi	2/1.0 (-1)	1,312 (+15%)	10mo	$145,000	$111	28

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-7,599
• Equity at exit: $18,623

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $9,687
• Equity at exit: $10,799

Cash invested: $34,972 (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 54494

• Active inventory: 146
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$139 /mo · $1,673/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $198

Break-even live

Break-even rent $1,071

Max offer price $124,900

Occupancy floor 80%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $124,900 Active 3 DOM
2. 2026-06-17
   days on market $124,900 Active 2 DOM
3. 2026-06-16
   remarks 519-char remark
4. 2026-06-16
   listed $124,900 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: $1,673 · $139/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$319/yr (+$27/mo · 19.1%)

ⓘ 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 ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,870
• − Mortgage interest: −$6,996
• − Property taxes: −$1,673
• − Insurance: −$624
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,633
• Taxable income: $403
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $2,283/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: Wisconsin Rapids School District
• NCES district ID: 5517070
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $46,996
• Composite: 26.32/100
• National rank: #7240
• State rank: #274 of 342 in WI

Livability — Wisconsin Rapids

• Score: 74/100
• State rank: #169
• US rank: #4516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wisconsin Rapids, WI
• County: Wood County · 27,696 people
• City population: 27,696
• Metro: Wisconsin Rapids-Marshfield, WI
• Population (ZIP): 27,696
• Household income: $72,595
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 569.0

Population outlook (Wood County) Hauer SSP2

• Today (2025): 69,530 people
• By 2030: 66,919 · -3.8%
• By 2040: 60,735 · -12.6%
• By 2050: 54,077 · -22.2%
• By 2075: 41,820 · -39.9%
• By 2100: 31,863 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 13% Portuguese 7% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Wood

• 2024 margin: R (+19.9) · D 39.4% · R 59.3% · Other 1.3%
• 2008→2024 swing: -33.1pp toward R · 2008: 13.1pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+19.2 2016: R+19.3 2012: R+2.9 2008: D+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -215.14%
• Current HPI: 215.9087
• Rent YoY: —
• Metro: Wisconsin Rapids-Marshfield, 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

+237.6% since first listed

7 events — show timeline

• 2026-06-10 Listed $124,900 CWMLS
• 2025-11-29 Listing Removed — CWMLS
• 2025-11-18 Price Changed $111,500 CWMLS
• 2025-11-07 Price Changed $119,900 CWMLS
• 2025-10-23 Listed $124,900 CWMLS
• 2006-09-25 Sold (Public Records) $45,500 Public Records
• 2003-03-17 Sold (Public Records) $37,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,673 · +4.5% YoY. Source: county tax records.