325 Selma St · Eau Claire, WI 54703

$240,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 2 Days on market

Built 1963 8,712 sqft lot Est $239k · at est.

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.3/15.0
• Livability +4.5/5.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously maintained 1 owner, 3 bdrm ranch. Home features hrdwd flrs, new furnace & A/C, remodeled bthrm, updated windows, possible first flr lndry & finished lower level. Great neighborhood location offers easy access to downtown or North Crossing.

Key facts

• Spacious backyard
• Convenient location
• 8,712 sq ft lot

Tags

• SPACIOUS BACKYARD
• ATTRACTIVE CURB APPEAL
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: Single-family, one-story home; Approximately 1,501–1,750 total finished area with about 912 finished above grade and 600 finished below grade
• Construction: Block foundation
• Exterior features: Aluminum/steel exterior; Garden shed; Lot under 1/2 acre (approximately 0.2 acre); Zoned residential

Interior

• Kitchen: Range/oven; Refrigerator; Kitchen located on main level (approx. 9 x 9)
• Bedrooms: Master bedroom on main level, about 9 x 13; Second bedroom on main level, about 8 x 11; Third bedroom on main level, about 10 x 11
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Circuit breakers; Basement is full, partially finished, with block foundation
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-9 ($-110/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (12.3% below list).
• Recommended offer: $211k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.5% 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.
• Zoned schools: Roosevelt Elementary (math 37% / reading 42%, grade F, #490 of 1,041 statewide, top 53%, 255 students, 40% FRL); Delong Middle (math 32% / reading 42%, grade F, #175 of 383 statewide, top 48%, 893 students, 44% FRL); North High (math 38% / reading 46%, grade F, #74 of 483 statewide, top 18%, 1,663 students, 41% FRL).
• Market conditions: Rents rising (+2.0%/yr); 215 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 583 units permitted in Eau Claire County in 2024 (325 in 5+ unit buildings).
• This rent runs 35% 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 $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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $205k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $210,571 (12.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $238,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3003 8th St	0.25mi	3/2.0	1,424 (-6%)	1mo	$225,000	$158	78
2719 4th St	0.34mi	3/1.5	1,484 (-2%)	8mo	$232,900	$157	72
3024 7th St	0.21mi	2/1.5 (-1)	1,588 (+5%)	4mo	$250,000	$157	71
2713 11th St	0.54mi	3/1.5	1,568 (+4%)	3mo	$255,000	$163	64
610 Truax Blvd	0.15mi	3/1.5	1,724 (+14%)	6mo	$235,000	$136	63
2911 6th St	0.17mi	2/1.5 (-1)	1,678 (+11%)	6mo	$259,900	$155	62
2718 5th St	0.35mi	3/1.5	1,680 (+11%)	4mo	$240,000	$143	60
599 Hagman St Lot 36	0.66mi	2/2.0 (-1)	1,448 (-4%)	3mo	$322,868	$223	54
1027 Pershing St	0.62mi	2/2.0 (-1)	1,564 (+3%)	7mo	$212,000	$136	54
2805 7th St	0.31mi	3/1.0	1,301 (-14%)	5mo	$232,500	$179	54
663 Hagman St Lot 38	0.69mi	2/2.0 (-1)	1,448 (-4%)	5mo	$334,553	$231	52
3004 14th St	0.64mi	3/1.5	1,716 (+14%)	8mo	$296,500	$173	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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-41,509
• Equity at exit: $35,785

10-year hold

• IRR: -11.8%
• Equity multiple: 0.33×
• Total profit: $-45,086
• Equity at exit: $20,751

Cash invested: $67,200 (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 54703

• Rents YoY: 2.0%
• Active inventory: 215
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,106 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$314 /mo · $3,769/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-9

Break-even live

Break-even rent $2,117

Max offer price $238,385

Occupancy floor 95%

Sensitivity live

Price	-10% $127	-5% $59	+0% $-9	+5% $-77	+10% $-145
Rent	-10% $-175	-5% $-92	+0% $-9	+5% $74	+10% $157
Rate	-1.0pp $112	-0.5pp $52	base $-9	+0.5pp $-71	+1.0pp $-135

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 Glenn Pl Unit Left Eau Claire, WI	3.0	2.0	1950	$1,850	$0.95	45d	1	0.83mi
2016 N Oxford Ave Eau Claire, WI	2.0	1.0–2.0	1023	$2,600	$2.54	15d	33	0.84mi
315 Riverfront Ter Eau Claire, WI	1.0–2.0	1.0–2.0	974	$1,725	$1.77	45d	10	1.22mi
224 N Barstow St Eau Claire, WI	1.0–2.0	1.0–2.0	828	$2,350	$2.84	15d	20	1.29mi
100 N Farwell St Eau Claire, WI	2.0	1.0–2.0	787	$2,950	$3.75	15d	13	1.40mi
1014 Oxford Ave Unit 1/2 Eau Claire, WI	4.0	1.0	1244	$1,396	$1.12	45d	1	1.49mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $240,000 Active 2 DOM

ⓘ 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: $3,769 · $314/mo
• Projected year-2 tax: $4,104 · $342/mo
• Expected delta: +$336/yr (+$28/mo · 8.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 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: $25,269
• − Mortgage interest: −$13,444
• − Property taxes: −$3,769
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$6,982
• Taxable loss: −$4,169
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $891/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: 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

+128.6% since first listed

7 events — show timeline

• 2026-06-17 Listed $240,000 RANWW
• 2021-06-24 Sold (Public Records) $205,000 Public Records
• 2017-07-12 Sold (Public Records) $128,000 Public Records
• 2008-12-11 Sold (Public Records) $102,000 Public Records
• 2008-10-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-10-10 Sold (MLS) $102,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-14 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $3,769 · +2.6% YoY. Source: county tax records.