506 W Columbia St Unit 1-4 · Chippewa Falls, WI 54729

$295,000

16 bd · 16.0 ba · 3,200 sqft · MultiFamily · 28 Days on market

Built 1900 Fair condition 8,712 sqft lot

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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 +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Great 4-plex on Chippewa?s Historic West Hill featuring four 1-bedroom, 1-bathroom units?perfect as a solid investment or for owner-occupancy with rental income from the other units. It also includes a brand new roof!

Key facts

• 4-plex
• Brand new roof
• Historic west hill

Tags

• 4-PLEX
• HISTORIC WEST HILL
• BRAND NEW ROOF

Property features AI

Finance

• Other: Includes oven/range and refrigerator; Excludes tenants' personal property
• Financial info: Total taxes listed (tax year 2025) — financial specifics available in listing

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Fourplex (multi-family building); Estimated total above-grade finished area about 3,200 sq. ft.
• Construction: No year built provided
• Exterior features: Wood exterior; Lot approximately 0.2 acres (< 1/2 acre)

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Four 1-bedroom units (each unit has 1 bedroom)
• Bathrooms: Four full bathrooms (each unit has 1 full bath)
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Circuit breakers; Partial poured concrete basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $295k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $398/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.9% in Chippewa Falls — 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 75/100 on livability (#150 in WI, #4,071 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D+, health & safety D, commute F.
• Chippewa Falls Area Unified School District (suburban): math 39% / reading 39% proficiency, ranked #165 of 342 in WI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 171 active listings in the ZIP; solid renter incomes; 368 units permitted in Chippewa County in 2024 (142 in 5+ unit buildings).
• At $4,594/mo this rent would consume 73% of the median local household income ($76k/yr) (locally 890% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Chippewa County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $83k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $290,575 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.11%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.59×
• Total profit: $48,768
• Equity at exit: $43,985

10-year hold

• IRR: 22.8%
• Equity multiple: 2.86×
• Total profit: $153,896
• 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 54729

• Rents YoY: 1.9%
• Active inventory: 171
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $4,594 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$965
• Net cashflow: $1,591

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 60%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,592
Total (4 units)			$4,594

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: —

Listing history 5 events

1. 2026-06-02
   days on market $295,000 Active 28 DOM
2. 2026-06-01
   days on market $295,000 Active 27 DOM
3. 2026-05-31
   days on market $295,000 Active 26 DOM
4. 2026-05-30
   days on market $295,000 Active 25 DOM
5. 2026-05-05
   listed $295,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 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: $55,128
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$4,410
• − Management: −$4,410
• − Depreciation: −$8,582
• Taxable income: $15,301
• Est. tax owed @ 24.0%: −$3,672
• After-tax cash flow: $15,415/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 · 12 photos

Fair 45/100 Moderate rehab

This 4-plex requires moderate renovations to modernize and improve its condition, enhancing both resale and rental value.

Repairs flagged

• Major Appliances — Old and worn
• Major Bathroom fixtures — Dated appearance

Value-add opportunities

• Both New appliances — Modernizes the kitchen and increases appeal
• Both Paint interior walls — Freshens the interior and enhances curb appeal
• Both Replace carpeted floors — Improves living space and increases rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Old and worn	Major	$15,000–50,000
Bathroom fixtures · Dated appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both New appliances — Modernizes the kitchen and increases appeal ↑
• Both Paint interior walls — Freshens the interior and enhances curb appeal ↑
• Both Replace carpeted floors — Improves living space and increases 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: Chippewa Falls Area Unified School District
• NCES district ID: 5502550
• Math proficiency: 39% ▼ -8.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $53,111
• Composite: 33.97/100
• National rank: #5326
• State rank: #165 of 342 in WI

Livability — Chippewa Falls

• Score: 75/100
• State rank: #150
• US rank: #4071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chippewa Falls, WI
• County: Chippewa County · 34,366 people
• City population: 34,366
• Metro: Eau Claire, WI
• Population (ZIP): 34,366
• Household income: $75,809
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 890.0

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 64,601 people
• By 2030: 64,743 · +0.2%
• By 2040: 63,950 · -1.0%
• By 2050: 61,359 · -5.0%
• By 2075: 53,265 · -17.5%
• By 2100: 40,534 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 14% Romanian 5% Lithuanian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+23.0) · D 38.0% · R 60.9% · Other 1.1%
• 2008→2024 swing: -32.1pp toward R · 2008: 9.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+20.4 2016: R+19.2 2012: R+0.5 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.54%
• Current HPI: 222.4407
• Rent YoY: ▲ 1.95%
• 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

1 event — show timeline

• 2026-05-05 Listed $295,000 RANWW