E4097 437th Ave · Menomonie, WI 54751

$140,000

2 bd · 1.0 ba · 985 sqft · SingleFamily · 4 Days on market

Built 1960 0.33 ac lot $142/sqft · 35% below area Est $214k · 35% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• 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

With its spacious open concept design, this property offers opportunity for many types of buyers. It would make a great starter home ? why rent when you could own? The property also has potential as a rental or short-term rental investment. Buyers should verify permitted uses with the township and county. Located within walking distance to the Red Cedar trail, Red Cedar river and also the Devils Punch Bowl makes it a great location for outdoor enthusiasts. The home was taken down to the studs, with all plumbing and electrical replaced. The furnace was replaced approximately 4 years ago, along with the water heater and water softener. The home also includes newer appliances, including the r

Key facts

• Newer appliances
• Open concept design
• 0.33 acre lot

Tags

• OPEN CONCEPT DESIGN
• NEWER APPLIANCES

Property features AI

Exterior

• Utilities: Well water; Private septic system; LP gas heating
• Home design: Single-family, 1-story home; Approximately 985 finished above-grade square feet
• Construction: Basement with cellar, block and poured concrete construction
• Exterior features: Patio; Stucco and wood exterior

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator
• Bedrooms: Master bedroom (Main) — 12 x 11; Bedroom 2 (Main) — 12 x 12
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heat (LP gas); Wall A/C
• Interior features: Water softener; Circuit breakers
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $184 ($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 $133k (4.8% below list).
• Recommended offer: $133k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 151 units permitted in Dunn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,312 (4.8% below list)

Questions for the listing agent

1. Built in 1960 — 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 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?
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: 0.95% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $213,809
• List price: $140,000
• Delta: -34.52%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
E4097 437th Ave	0.00mi	2/1.0	985 (0%)	0mo	$140,250	$142	100

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-11,566
• Equity at exit: $20,874

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,611
• Equity at exit: $12,105

Cash invested: $39,200 (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 54751

• Rents YoY: 2.6%
• Active inventory: 105
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $184

Break-even live

Break-even rent $1,100

Max offer price $140,000

Occupancy floor 81%

Sensitivity live

Price	-10% $263	-5% $223	+0% $184	+5% $144	+10% $105
Rent	-10% $79	-5% $131	+0% $184	+5% $236	+10% $289
Rate	-1.0pp $254	-0.5pp $219	base $184	+0.5pp $148	+1.0pp $111

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   listed $140,000 Active 939-char remark
2. 2019-09-05
   soldstatus $45,000
3. 2016-06-06
   soldstatus $42,000

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: +$834/yr (+$69/mo · 90.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $15,997
• − Mortgage interest: −$7,842
• − Property taxes: −$922
• − Insurance: −$700
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,073
• Taxable loss: −$99
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $2,230/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

• 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

+233.9% since first listed

6 events — show timeline

• 2026-06-12 Sold (MLS) $140,250 RANWW
• 2026-06-01 Sold (Public Records) $140,300 Public Records
• 2026-05-20 Pending — RANWW
• 2026-05-15 Listed $140,000 RANWW
• 2019-09-05 Sold (Public Records) $45,000 Public Records
• 2016-06-06 Sold (Public Records) $42,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $922 · +2.4% YoY. Source: county tax records.