614 Cochrane St #2 · Eau Claire, WI 54703

$247,500

4 bd · 2.0 ba · 1,932 sqft · MultiFamily · 35 Days on market

Built 1891 Good condition 8,184 sqft lot $128/sqft · 8% above area Est $228k · 8% over

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +4.5/5.0
• Condition / age +4.0/5.0
• ARV discount +3.7/15.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Newly renovated large duplex located just minutes from downtown! This property is perfect for owner occupancy or as a turnkey addition to your investment portfolio. The spacious lower 3-bedroom unit has just been completely remodeled and is vacant, making it move-in ready for a new owner or tenant. Recent updates include a brand-new kitchen with new appliances, updated bathroom, fresh paint throughout, and all-new flooring. The upper unit received the same full renovation approximately 18 months ago, giving both units modern finishes and strong rental appeal. Major maintenance and updates have already been completed, allowing you to focus on finding the perfect tenant and building equity fr

Key facts

• New kitchen
• Fresh paint
• All new flooring

Tags

• NEW KITCHEN
• UPDATED BATHROOM
• FRESH PAINT
• ALL NEW FLOORING
• MODERN FINISHES
• STRONG RENTAL APPEAL

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Duplex (multi-family); Estimated living area 1,751–2,000 sq ft (finished above grade about 1,932 sq ft); Two units (Unit 1 ~1,100 sq ft; Unit 2 ~832 sq ft)
• Construction: Block in basement
• Exterior features: Vinyl exterior; Lot size approximately 0.1879 acres

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Circuit breakers; Full basement with block construction

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $248k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive. Per door: $403/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $248k).
• Recommended offer: $240k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 1 comparable units currently listed for rent nearby; 583 units permitted in Eau Claire County in 2024 (325 in 5+ unit buildings).
• At $3,186/mo this rent would consume 53% of the median local household income ($72k/yr) (locally 1614% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $69k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $240,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $228,249
• List price: $247,500
• Delta: 8.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Dewey St Unit 1 & 2	0.33mi	4/2.0	2,037 (+5%)	5mo	$188,500	$93	71
1150 E Madison St #3	0.24mi	4/3.0	2,083 (+8%)	14mo	$261,000	$125	60
517 Dodge St Unit 1 & 2	0.69mi	5/2.0 (+1)	1,932 (0%)	5mo	$157,500	$82	58
708 Jones St Unit 1 & 1/2	0.68mi	4/2.0	2,024 (+5%)	4mo	$145,000	$72	56
901 Barland St Unit 1&2	0.67mi	4/2.0	2,118 (+10%)	13mo	$265,000	$125	42
1037 Barland St Unit 1 & 2	0.72mi	3/2.0 (-1)	2,095 (+8%)	9mo	$222,500	$106	40
1418 E Madison St Unit 1 & 2	0.32mi	3/2.0 (-1)	2,214 (+15%)	20mo	$192,500	$87	39
1105 Barland St Unit 1-2	0.74mi	5/2.0 (+1)	1,768 (-8%)	9mo	$145,000	$82	39

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $8,168
• Equity at exit: $36,903

10-year hold

• IRR: 11.7%
• Equity multiple: 1.88×
• Total profit: $60,810
• Equity at exit: $21,399

Cash invested: $69,300 (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: 12.9×

Monthly cashflow live

• Estimated rent: $3,186 high
• Mortgage (P&I): −$1,298
• Tax est. 1.5%: −$309 /mo · $3,712/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $807

Break-even live

Break-even rent $2,165

Max offer price $247,500

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,186
Total (2 units)			$3,186

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Oxford Ave Unit 1/2 Eau Claire, WI	4.0	1.0	1244	$1,396	$1.12	43d	1	1.01mi

Listing history 16 events

1. 2026-06-18
   status $247,500 Pending 35 DOM
2. 2026-06-17
   days on market $247,500 Active 35 DOM
3. 2026-06-16
   days on market $247,500 Active 34 DOM
4. 2026-06-15
   days on market $247,500 Active 33 DOM
5. 2026-06-13
   days on market $247,500 Active 30 DOM
6. 2026-06-10
   days on market $247,500 Active 28 DOM
7. 2026-06-09
   days on market $247,500 Active 27 DOM
8. 2026-06-09
   price $247,500 Active 26 DOM
9. 2026-06-08
   days on market $249,900 Active 26 DOM
10. 2026-06-07
    days on market $249,900 Active 25 DOM
11. 2026-06-05
    days on market $249,900 Active 22 DOM
12. 2026-06-02
    days on market $249,900 Active 20 DOM
13. 2026-06-01
    days on market $249,900 Active 19 DOM
14. 2026-05-31
    days on market $249,900 Active 18 DOM
15. 2026-05-30
    days on market $249,900 Active 17 DOM
16. 2026-05-13
    listed $249,900 Active 898-char remark

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $38,232
• − Mortgage interest: −$13,864
• − Property taxes: −$3,712
• − Insurance: −$1,238
• − Repairs & maintenance: −$3,059
• − Management: −$3,059
• − Depreciation: −$7,200
• Taxable income: $6,101
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $8,214/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 · 12 photos

Good 80/100 Cosmetic rehab

This newly renovated duplex is move-in ready with updated kitchens and bathrooms, fresh paint, and new flooring. It offers strong rental appeal and is ideal for owner-occupancy or investment.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Upgrading lighting fixtures — Improves ambiance and safety
• Both Adding smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Upgrading lighting fixtures — Improves ambiance and safety ↑
• Both Adding smart home features — Enhances convenience and marketability ↑

ⓘ 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: 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

-1.0% since first listed

3 events — show timeline

• 2026-06-18 Pending — RANWW
• 2026-06-08 Price Changed $247,500 RANWW
• 2026-05-13 Listed $249,900 RANWW