E4254 370th St #135 · Menomonie, WI 54751

$94,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 32 Days on market

Built 2026 Good condition $83/sqft · 58% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.2/5.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Personal Property Sale ? No Land Included. Move-in ready! Listing agent is owner of home and manufactured home community. This brand new home offers 3 bedrooms and 2 bathrooms with a modern design and open-concept layout. Featuring fresh finishes throughout, a spacious living area, functional kitchen, and comfortable bedrooms, this home is ready for its first owner. Located in River Villa, Lot 135, this home is set on a concrete slab and provides a great opportunity for affordable, low-maintenance living in a welcoming community. Site rent is $400/month. Buyers can complete an application for residency online at www. pvpwi.com. Financing options are available, with several lenders experien

Key facts

• Functional kitchen
• Modern design
• Spacious living area

Tags

• MOVE IN READY
• MODERN DESIGN
• OPEN CONCEPT LAYOUT
• FRESH FINISHES
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN

Property features AI

Finance

• Other: Zoning: R-3; Located in the town of Dunn (Menomonie municipality)

Exterior

• Utilities: Community well available; LP gas for heat; Central air
• Home design: Single-family property; Finished above grade living area of approximately 1,140
• Construction: Built/recorded by owner
• Exterior features: Vinyl exterior

Interior

• Kitchen: Range/Oven; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on main level (12 x 15); Second bedroom on main level (9 x 11); Third bedroom on main level (10 x 11)
• Bathrooms: Two full bathrooms, including a master full bath
• Heating & cooling: Forced air heating (LP gas); Central air conditioning
• Interior features: Living room on main level (15 x 17); Breakfast bar in kitchen

🏷️ Possibly a rental listed for sale. The $94,900 price doesn't fit this home's estimated sale value (~$226,353) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.74% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.29%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $226,353
• List price: $94,900
• Delta: -58.07%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 1.95×
• Total profit: $25,284
• Equity at exit: $14,150

10-year hold

• IRR: 30.9%
• Equity multiple: 3.73×
• Total profit: $72,557
• Equity at exit: $8,205

Cash invested: $26,572 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $649

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 56%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $94,900 Active 32 DOM
2. 2026-06-15
   days on market $94,900 Active 31 DOM
3. 2026-06-14
   days on market $94,900 Active 29 DOM
4. 2026-06-12
   days on market $94,900 Active 28 DOM
5. 2026-06-09
   days on market $94,900 Active 25 DOM
6. 2026-06-08
   days on market $94,900 Active 24 DOM
7. 2026-06-07
   days on market $94,900 Active 23 DOM
8. 2026-06-05
   days on market $94,900 Active 21 DOM
9. 2026-06-03
   days on market $94,900 Active 19 DOM
10. 2026-06-02
    days on market $94,900 Active 18 DOM
11. 2026-06-01
    days on market $94,900 Active 17 DOM
12. 2026-05-31
    days on market $94,900 Active 16 DOM
13. 2026-05-30
    days on market $94,900 Active 15 DOM
14. 2026-05-15
    listed $94,900 Active 792-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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $19,815
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$2,761
• Taxable income: $6,670
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $6,183/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 · 30 photos

Good 85/100 None rehab

This move-in ready home offers a modern design and open-concept layout, with good condition and minimal repairs needed. It's located in a welcoming community with affordable living options.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value
• Resale Landscaping improvements — Well-maintained landscaping can increase curb appeal and home value
• Rental Add a small outdoor seating area — A small outdoor seating area can attract renters and increase rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value ↑
• Resale Landscaping improvements — Well-maintained landscaping can increase curb appeal and home value ↑
• Rental Add a small outdoor seating area — A small outdoor seating area can attract renters and increase 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: 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

2 events — show timeline

• 2026-06-16 Listing Removed — SCWMLS
• 2026-05-15 Listed $94,900 SCWMLS