1502 Stout St · Menomonie, WI 54751

$172,000

4 bd · 1.0 ba · 1,334 sqft · SingleFamily · 8 Days on market

Built 1930 8,276 sqft lot Est $228k · 25% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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 MLS

Updated home in N Menomonie. Large corner lot, many updates, new windows, kitch, bath/laundry room, water heater & flooring in 2005. Adorable upper level with famroom/office area, 3rd bed has spacious walk-in closet. 2 car garage w/new siding & roof

Key facts

• Shop drain
• Walk-in closet
• Corner lot

Tags

• CORNER LOT
• OVERSIZED GARAGE
• SHOP DRAIN
• FLEXIBLE UPPER-LEVEL SPACE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Cap rate 8.2% 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; 1 comparable units currently listed for rent nearby; 151 units permitted in Dunn County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y ago 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 $93k; list at $172k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,000

Questions for the listing agent

1. Built in 1930 — 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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $228,114
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1414 Stout St	0.06mi	4/2.0	1,434 (+8%)	8mo	$180,000	$126	74
1126 Tainter St	0.29mi	3/1.5 (-1)	1,248 (-6%)	5mo	$70,000	$56	65
1413 Wilson St	0.27mi	3/1.0 (-1)	1,243 (-7%)	8mo	$159,000	$128	65
902 Stout St	0.48mi	3/2.0 (-1)	1,354 (+2%)	18mo	$245,000	$181	51
1520 Knapp St	0.22mi	3/1.5 (-1)	1,160 (-13%)	24mo	$198,000	$171	41
867 Tainter St	0.52mi	3/2.5 (-1)	1,475 (+11%)	9mo	$285,000	$193	40

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-10,768
• Equity at exit: $25,646

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $10,599
• Equity at exit: $14,871

Cash invested: $48,160 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$211 /mo · $2,529/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $280

Break-even live

Break-even rent $1,499

Max offer price $172,000

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 29th Ave NE Apt 1 Menomonie, WI	3.0	2.5	1500	$1,595	$1.06	43d	1	1.18mi

Listing history 13 events

1. 2026-04-28
   status Pending
2. 2026-04-19
   listed $172,000 Active
3. 2009-08-12
   historical 257-char remark

   Show marketing remark (257 chars)

   Updated home in N Menomonie. Large corner lot, many updates, new windows, kitch, bath/laundry room, water heater & flooring in 2005. Adorable upper level with famroom/office area, 3rd bed has spacious walk-in closet. 2 car garage w/new siding & roof

4. 2009-08-11
   soldstatus $92,900 257-char remark

   Show marketing remark (257 chars)

   Updated home in N Menomonie. Large corner lot, many updates, new windows, kitch, bath/laundry room, water heater & flooring in 2005. Adorable upper level with famroom/office area, 3rd bed has spacious walk-in closet. 2 car garage w/new siding & roof

5. 2009-07-06
   listed $94,900 257-char remark

   Show marketing remark (257 chars)

   Updated home in N Menomonie. Large corner lot, many updates, new windows, kitch, bath/laundry room, water heater & flooring in 2005. Adorable upper level with famroom/office area, 3rd bed has spacious walk-in closet. 2 car garage w/new siding & roof

6. 2008-07-02
   historical
7. 2008-02-27
   listed $99,900
8. 2007-11-08
   historical
9. 2007-04-20
   listed $109,900
10. 2005-12-28
    historical
11. 2005-07-18
    listed $119,900
12. 2003-08-28
    historical
13. 2003-08-14
    listed $85,000

ⓘ 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: $2,529 · $211/mo
• Projected year-2 tax: $2,855 · $238/mo
• Expected delta: +$327/yr (+$27/mo · 12.9%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,245
• − Mortgage interest: −$9,635
• − Property taxes: −$2,529
• − Insurance: −$860
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$5,004
• Taxable income: $659
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $3,203/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

• Census place: Menomonie, WI
• 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

+102.4% since first listed

13 events — show timeline

• 2026-04-28 Pending — RANWW
• 2026-04-19 Listed $172,000 RANWW
• 2009-08-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-11 Sold (MLS) $92,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-06 Listed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-27 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-20 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-18 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-14 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $2,529 · +4.1% YoY. Source: county tax records.