804 S Peach Ave · Marshfield, WI 54449

$110,500

3 bd · 1.0 ba · 1,099 sqft · SingleFamily · 66 Days on market

Built 1900 6,534 sqft lot Est $170k · 35% under

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.5/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why pay rent when you can own your own home?! This 3 bedroom, 1 bath, 1.5 story home has a large kitchen and dining area. 3 season room is great for reading your favorite book or just having a nice morning cup of coffee. Seller will leave armoires for the upstairs bedrooms without a closet. Updated electrical service to 200 AMP. Roof, water heater and furnace new within last 10 years. Would make a nice starter home or an investment property.

Key facts

• Enclosed porch
• Spacious dining area
• Generous backyard

Tags

• SPACIOUS DINING AREA
• ENCLOSED PORCH
• GENEROUS BACKYARD

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home, 1.5-story; Shingle roof; Residential zoning; Lot size approximately 0.15 acres
• Construction: Shingle roof; Stone foundation; Finished above grade approximately 1,099 (estimated); Below grade unfinished area approximately 748
• Exterior features: Deck; Porch; Full, unfinished basement with stone foundation

Interior

• Kitchen: Kitchen on main level — 13 x 13; Refrigerator; Microwave
• Bedrooms: Master bedroom (Main level) — 10 x 9; Bedroom 2 (Upper level) — 15 x 9; Bedroom 3 (Upper level) — 13 x 8
• Flooring: Carpet; Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window/Wall air conditioning
• Interior features: Carpet; Wood floors; Smoke detectors; High-speed Internet
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.8% in Marshfield — 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 80/100 on livability (#62 in WI, #1,688 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Marshfield Unified School District (town): math 44% / reading 50% proficiency, ranked #79 of 342 in WI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshfield High (math 38% / reading 52%, grade D-, #58 of 483 statewide, top 12%, 1,242 students, 33% FRL).
• Market conditions: 85 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 $764 of loan paydown is wiped out by about $3k 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

• It's been on market 66 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $110k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,870 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $170,345
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 S Cherry Ave	0.26mi	2/1.0 (-1)	1,056 (-4%)	4mo	$163,900	$155	73
1421 S Erickson Ave	0.23mi	2/1.0 (-1)	1,175 (+7%)	7mo	$164,900	$140	67
1205 S Maple Ave	0.44mi	3/2.0	1,140 (+4%)	7mo	$220,000	$193	64
1111 S Cedar Ave	0.36mi	3/1.5	1,170 (+6%)	11mo	$184,000	$157	61
601 S Cherry Ave	0.25mi	2/1.0 (-1)	992 (-10%)	12mo	$101,500	$102	57
2001 S Maple Ave	0.72mi	3/1.5	1,148 (+4%)	2mo	$215,000	$187	55
706 S Felker Ave	0.32mi	2/2.0 (-1)	988 (-10%)	8mo	$195,000	$197	52
312 W 4th St	0.72mi	3/2.0	1,152 (+5%)	11mo	$80,000	$69	45
1211 E 18th St	0.53mi	3/1.0	1,238 (+13%)	11mo	$187,000	$151	45
209 E Arnold St	0.74mi	3/1.0	1,176 (+7%)	11mo	$141,500	$120	45
107 S Vine Ave	0.51mi	3/2.0	1,253 (+14%)	7mo	$95,000	$76	43
409 W 6th St	0.74mi	2/1.0 (-1)	936 (-15%)	7mo	$162,500	$174	30

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,111
• Equity at exit: $16,476

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $14,276
• Equity at exit: $9,554

Cash invested: $30,940 (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 54449

• Active inventory: 85
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$579
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $216

Break-even live

Break-even rent $996

Max offer price $110,500

Occupancy floor 78%

Sensitivity live

Price	-10% $279	-5% $247	+0% $216	+5% $185	+10% $154
Rent	-10% $116	-5% $166	+0% $216	+5% $266	+10% $316
Rate	-1.0pp $272	-0.5pp $244	base $216	+0.5pp $187	+1.0pp $158

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: $27,625
• Closing costs: $3,315
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $110,500 Active 66 DOM
2. 2026-06-18
   days on market $110,500 Active 64 DOM
3. 2026-06-17
   days on market $110,500 Active 63 DOM
4. 2026-06-17
   price $110,500 Active 62 DOM
5. 2026-06-16
   days on market $120,000 Active 62 DOM
6. 2026-06-15
   days on market $120,000 Active 61 DOM
7. 2026-06-15
   days on market $120,000 Active 60 DOM
8. 2026-06-13
   days on market $120,000 Active 59 DOM
9. 2026-06-12
   days on market $120,000 Active 58 DOM
10. 2026-06-09
    days on market $120,000 Active 55 DOM
11. 2026-06-08
    days on market $120,000 Active 54 DOM
12. 2026-06-08
    days on market $120,000 Active 53 DOM
13. 2026-06-07
    days on market $120,000 Active 52 DOM
14. 2026-06-03
    days on market $120,000 Active 49 DOM
15. 2026-06-02
    days on market $120,000 Active 48 DOM
16. 2026-06-01
    days on market $120,000 Active 47 DOM
17. 2026-05-31
    days on market $120,000 Active 46 DOM
18. 2026-04-27
    price $125,000
19. 2026-04-15
    listed $128,000 Active
20. 2014-11-20
    soldstatus $61,000
21. 2014-11-19
    soldstatus $61,000 Sold 445-char remark

    Show marketing remark (445 chars)

    Why pay rent when you can own your own home?! This 3 bedroom, 1 bath, 1.5 story home has a large kitchen and dining area. 3 season room is great for reading your favorite book or just having a nice morning cup of coffee. Seller will leave armoires for the upstairs bedrooms without a closet. Updated electrical service to 200 AMP. Roof, water heater and furnace new within last 10 years. Would make a nice starter home or an investment property.

22. 2014-09-04
    listed $59,900 Active 445-char remark

    Show marketing remark (445 chars)

    Why pay rent when you can own your own home?! This 3 bedroom, 1 bath, 1.5 story home has a large kitchen and dining area. 3 season room is great for reading your favorite book or just having a nice morning cup of coffee. Seller will leave armoires for the upstairs bedrooms without a closet. Updated electrical service to 200 AMP. Roof, water heater and furnace new within last 10 years. Would make a nice starter home or an investment property.

23. 2006-06-20
    soldstatus $57,000

ⓘ 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: $1,937 · $161/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$54/yr (+$4/mo · 2.8%)

ⓘ 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 1/10 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: $15,235
• − Mortgage interest: −$6,190
• − Property taxes: −$1,937
• − Insurance: −$552
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$3,215
• Taxable income: $904
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,376/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: Marshfield Unified School District
• NCES district ID: 5508820
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $50,784
• Composite: 40.35/100
• National rank: #3743
• State rank: #79 of 342 in WI

Livability — Marshfield

• Score: 80/100
• State rank: #62
• US rank: #1688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshfield, WI
• Population (ZIP): 26,368

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 3% Asian 2%
• Common ancestry: Romanian 8% Portuguese 6% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% 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: ▼ -110.73%
• Current HPI: 171.5799
• Rent YoY: —
• Metro: —
• 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

+119.3% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $125,000 CWMLS
• 2026-04-15 Listed $128,000 CWMLS
• 2014-11-20 Sold (Public Records) $61,000 Public Records
• 2014-11-19 Sold (MLS) $61,000 CWMLS
• 2014-09-04 Listed $59,900 CWMLS
• 2006-06-20 Sold (Public Records) $57,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,937 · +1.3% YoY. Source: county tax records.