530 Humboldt Ave · Wausau, WI 54403

$73,200

4 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 219 Days on market

Built 1900 0.80 ac lot $47/sqft · 55% 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
• Livability +4.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you snooze, you're going to lose on this tremendous opportunity. This 2-story 4-bed 1-bath home with a basement and large room sizes, nice yard, and enclosed porch will not last long.

Key facts

• 0.8 acre lot
• Built 1900
• Listed 219 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 3.4% in Wausau — 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 91/100 on livability (#4 in WI, #55 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D.
• Wausau School District (urban): math 33% / reading 36% proficiency, ranked #235 of 342 in WI (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverview Elementary (math 42% / reading 42%, grade F, #433 of 1,041 statewide, top 46%, 480 students, 40% FRL); East High (math 25% / reading 29%, grade F, #260 of 483 statewide, top 58%, 902 students, 42% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 79 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 298 units permitted in Marathon County in 2024 (81 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $506 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marathon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $73k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,416 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.08% ✓
• Cap rate: 16.54%
• Cash-on-cash: 36.58%
• DSCR: 2.63
• GRM: 4.0

CMA / ARV

• ARV (median comp): $155,775
• List price: $73,200
• Delta: -53.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Humboldt Ave	0.10mi	3/1.5 (-1)	1,628 (+4%)	1mo	$200,000	$123	81
319 Park Ave	0.15mi	4/1.5	1,456 (-7%)	5mo	$145,000	$100	75
910 Steuben St	0.44mi	4/2.0	1,593 (+2%)	9mo	$240,000	$151	70
829 Steuben St	0.42mi	4/2.0	1,472 (-6%)	6mo	$15,000	$10	65
618 E Bridge St	0.13mi	3/1.5 (-1)	1,768 (+13%)	3mo	$185,000	$105	64
624 E Bridge St	0.13mi	3/1.0 (-1)	1,384 (-12%)	3mo	$80,000	$58	62
814 N 2nd Ave	0.73mi	4/2.0	1,509 (-4%)	2mo	$208,000	$138	58
602 Nina Ave	0.41mi	5/1.0 (+1)	1,468 (-6%)	6mo	$170,000	$116	56
501 E Wausau Ave	0.18mi	3/1.0 (-1)	1,360 (-13%)	8mo	$185,000	$136	53
827 N 2nd Ave	0.72mi	4/1.0	1,352 (-14%)	0mo	$230,000	$170	39
1015 E Wausau Ave	0.47mi	3/1.0 (-1)	1,360 (-13%)	9mo	$185,000	$136	39
1008 Brown St	0.68mi	3/1.0 (-1)	1,444 (-8%)	10mo	$200,000	$139	38

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: 32.4%
• Equity multiple: 2.37×
• Total profit: $28,002
• Equity at exit: $10,914

10-year hold

• IRR: 39.5%
• Equity multiple: 4.70×
• Total profit: $75,899
• Equity at exit: $6,329

Cash invested: $20,496 (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 54403

• Home prices YoY: -31.3%
• Active inventory: 79
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$384
• Tax from tax record: −$163 /mo · $1,959/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $625

Break-even live

Break-even rent $731

Max offer price $73,200

Occupancy floor 54%

Sensitivity live

Price	-10% $666	-5% $646	+0% $625	+5% $604	+10% $583
Rent	-10% $505	-5% $565	+0% $625	+5% $685	+10% $745
Rate	-1.0pp $662	-0.5pp $643	base $625	+0.5pp $606	+1.0pp $587

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: $18,300
• Closing costs: $2,196
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Lincoln Ave Wausau, WI	4.0	1.0	1674	$1,500	$0.90	45d	1	0.26mi
516 Hamilton St Wausau, WI	3.0	1.0	1166	$1,595	$1.37	45d	1	0.30mi
517 N 2nd Ave Wausau, WI	3.0	1.0	1458	$1,445	$0.99	45d	1	0.69mi
515 W Union Ave Wausau, WI	3.0	1.0	1556	$1,550	$1.00	45d	1	0.94mi

Listing history 19 events

1. 2026-06-22
   days on market $73,200 Active 219 DOM
2. 2026-06-19
   days on market $73,200 Active 217 DOM
3. 2026-06-18
   days on market $73,200 Active 216 DOM
4. 2026-06-17
   days on market $73,200 Active 215 DOM
5. 2026-06-16
   days on market $73,200 Active 214 DOM
6. 2026-06-15
   days on market $73,200 Active 213 DOM
7. 2026-06-14
   days on market $73,200 Active 211 DOM
8. 2026-06-13
   days on market $73,200 Active 210 DOM
9. 2026-06-10
   days on market $73,200 Active 208 DOM
10. 2026-06-09
    days on market $73,200 Active 207 DOM
11. 2026-06-08
    days on market $73,200 Active 206 DOM
12. 2026-06-07
    days on market $73,200 Active 205 DOM
13. 2026-06-02
    days on market $73,200 Active 200 DOM
14. 2026-06-01
    days on market $73,200 Active 199 DOM
15. 2026-05-31
    days on market $73,200 Active 198 DOM
16. 2026-05-30
    days on market $73,200 Active 197 DOM
17. 2025-12-19
    price $73,200 186-char remark

    Show marketing remark (186 chars)

    If you snooze, you're going to lose on this tremendous opportunity. This 2-story 4-bed 1-bath home with a basement and large room sizes, nice yard, and enclosed porch will not last long.

18. 2025-11-12
    listed $83,200 Active 186-char remark

    Show marketing remark (186 chars)

    If you snooze, you're going to lose on this tremendous opportunity. This 2-story 4-bed 1-bath home with a basement and large room sizes, nice yard, and enclosed porch will not last long.

19. 1988-04-01
    soldstatus $27,500

ⓘ 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: $1,959 · $163/mo
• Projected year-2 tax: $1,959 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 12 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: $18,265
• − Mortgage interest: −$4,100
• − Property taxes: −$1,959
• − Insurance: −$366
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$2,129
• Taxable income: $6,788
• Est. tax owed @ 24.0%: −$1,629
• After-tax cash flow: $5,869/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: Wausau School District
• NCES district ID: 5515900
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $47,238
• Composite: 29.66/100
• National rank: #6466
• State rank: #235 of 342 in WI

Livability — Wausau

• Score: 91/100
• State rank: #4
• US rank: #55

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wausau, WI
• County: Marathon County · 76,019 people
• City population: 56,642
• Metro: Wausau-Weston, WI
• Population (ZIP): 24,950
• Household income: $69,030
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 898.0

Population outlook (Marathon County) Hauer SSP2

• Today (2025): 138,030 people
• By 2030: 138,087 · +0.0%
• By 2040: 135,688 · -1.7%
• By 2050: 129,390 · -6.3%
• By 2075: 110,912 · -19.6%
• By 2100: 85,136 · -38.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Asian 5% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Portuguese 6% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Other Asian/Pacific 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Marathon

• 2024 margin: R (+18.7) · D 40.1% · R 58.7% · Other 1.2%
• 2008→2024 swing: -27.5pp toward R · 2008: 8.9pp · 2024: -18.7pp
• All cycles: 2024: R+18.7 2020: R+18.0 2016: R+18.2 2012: R+6.1 2008: D+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.29%
• Current HPI: 197.893
• Rent YoY: —
• Metro: Wausau-Weston, 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

+166.2% since first listed

3 events — show timeline

• 2025-12-19 Price Changed $73,200 METROMLS
• 2025-11-12 Listed $83,200 METROMLS
• 1988-04-01 Sold (Public Records) $27,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,959 · -59.2% YoY. Source: county tax records.