103 N 11th Ave · Wausau, WI 54401

$295,000

4 bd · 3.0 ba · 2,672 sqft · SingleFamily public records · 15 Days on market

Built 1969 7,405 sqft lot Est $291k · 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 +11.7/30.0
• ARV discount +6.9/15.0
• Rent growth +5.0/5.0
• Livability +4.5/5.0
• DSCR +3.5/10.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This West side home has so much to offer! If you are looking for a home with some space, great location, and well maintained-this is it! Walking in the front door you will find a large living room to hang out in, and a connecting dining space, and all this with big windows throughout to let in all that natural light! Speaking of windows, they have been updated with Kolbe and Kolbe windows. The kitchen has all your needs, with appliances included and a great yard view. Then you walk into another sitting space or mudroom area that leads to an upper deck. Going further you will find 3 bedrooms on the main level, one has an ensuite and walk in closet. Another has direct access to the main bat

Key facts

• Updated windows
• Walkout lower level
• Main floor laundry

Tags

• UPDATED WINDOWS
• MAIN FLOOR LAUNDRY
• HUGE FAMILY ROOM
• WALKOUT LOWER LEVEL

Property features AI

Finance

• Other: Lot size approximately 0.17 acre (less than 1/2 acre); Zoned residential

Exterior

• Parking: Attached 2-car garage with opener included
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home; One-story layout; Finished lower level with walk-out/outer door
• Construction: Shingle roof; Finished above-grade and finished below-grade living areas; Basement: full, finished, block foundation
• Exterior features: Deck; Brick and vinyl exterior

Interior

• Kitchen: Kitchen on main level — approx. 10 x 8; Refrigerator; Dishwasher
• Bedrooms: Master bedroom (Main) — approx. 12 x 12; Bedroom 2 (Main) — approx. 12 x 12; Bedroom 3 (Main) — approx. 11 x 11; Bedroom 4 (Lower) — approx. 11 x 12
• Flooring: Carpet
• Bathrooms: Three full bathrooms; Master bathroom included
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Carpet; All window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (16.7% below list).
• Recommended offer: $246k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.3% 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: schools C-, 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.
• Market conditions: Rents rising fast (+10.2%/yr); 66 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 41% 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 $9k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,748 (16.7% 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 1969 — 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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $291,248
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 S 12th Ave	0.25mi	4/3.0	2,404 (-10%)	8mo	$192,000	$80	65
1215 Spruce St	0.28mi	4/3.0	3,039 (+14%)	0mo	$325,000	$107	64
1225 Sunset Dr	0.21mi	5/2.5 (+1)	2,344 (-12%)	1mo	$311,750	$133	62
1212 Cedar St	0.35mi	3/2.5 (-1)	2,724 (+2%)	16mo	$310,000	$114	60
212 S 13th Ave	0.24mi	5/3.5 (+1)	2,955 (+11%)	11mo	$300,000	$102	55
1703 W Porter St	0.64mi	4/2.0	2,412 (-10%)	2mo	$266,000	$110	48
330 N 5th Ave	0.41mi	5/3.0 (+1)	2,286 (-14%)	9mo	$249,900	$109	45
1211 Cedar St	0.32mi	3/2.5 (-1)	2,294 (-14%)	16mo	$225,650	$98	41
809 N 8th Ave	0.69mi	3/1.5 (-1)	2,742 (+3%)	22mo	$155,000	$57	34
1302 Quaw St	0.67mi	3/3.0 (-1)	2,372 (-11%)	20mo	$300,000	$126	28

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.51×
• Total profit: $-40,140
• Equity at exit: $43,985

10-year hold

• IRR: 2.4%
• Equity multiple: 1.21×
• Total profit: $17,382
• Equity at exit: $25,506

Cash invested: $82,600 (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 54401

• Home prices YoY: -32.2%
• Rents YoY: 10.2%
• Active inventory: 66
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,457 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$356 /mo · $4,266/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-84

Break-even live

Break-even rent $2,564

Max offer price $280,152

Occupancy floor 98%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 Elm St Wausau, WI	3.0	1.0–2.0	1250	$3,399	$2.72	44d	3	0.32mi
1202 N 16th Ave Wausau, WI	3.0	2.5	1900	$2,170	$1.14	44d	1	0.99mi
1214 N 16th Ave Wausau, WI	3.0	2.5	2000	$2,360	$1.18	44d	1	1.04mi

Listing history 12 events

1. 2026-06-19
   days on market $295,000 Active 15 DOM
2. 2026-06-18
   days on market $295,000 Active 14 DOM
3. 2026-06-17
   days on market $295,000 Active 13 DOM
4. 2026-06-16
   days on market $295,000 Active 12 DOM
5. 2026-06-15
   days on market $295,000 Active 11 DOM
6. 2026-06-14
   days on market $295,000 Active 9 DOM
7. 2026-06-13
   days on market $295,000 Active 8 DOM
8. 2026-06-10
   days on market $295,000 Active 6 DOM
9. 2026-06-09
   days on market $295,000 Active 5 DOM
10. 2026-06-08
    days on market $295,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $295,000 Active 3 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: $4,266 · $356/mo
• Projected year-2 tax: $4,862 · $405/mo
• Expected delta: +$596/yr (+$50/mo · 14.0%)

ⓘ 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 ≥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: $29,490
• − Mortgage interest: −$16,525
• − Property taxes: −$4,266
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$8,582
• Taxable loss: −$6,076
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $450/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): 31,692
• Household income: $71,586
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 665.0

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 (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 12% Lithuanian 4% Portuguese 4%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Other Asian/Pacific 9% Spanish 3% Other Indo-European 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: ▼ -99.85%
• Current HPI: 210.5242
• Rent YoY: ▲ 10.15%
• 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

1 event — show timeline

• 2026-06-04 Listed $295,000 CWMLS

Property tax history

+2.0%/yr

Latest (2025): $4,266 · -1.3% YoY. Source: county tax records.