1022 3rd Ave · Eau Claire, WI 54703

$79,500

4 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 17 Days on market

Built 1891 7,405 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 +4.5/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1891, this cape cod style home offers approximately 1744 finished square feet, three bedrooms, two full and one half bath, unfinished basement and attached one car garage. This home sits on an approximate 7500 sqft lot. This home is in need of repairs and updates. Defects observed are exterior siding, fascia, gutters, painting and miscellaneous repairs, interior needs ceiling repairs, flooring, wall repair and paint. Baths/kitchens are in need of repairs/update. Basement has water.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1891

Property features AI

Exterior

• Parking: Attached 1-car garage (1 garage parking space)
• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Property zoned residential; Lot is approximately 0.17 acres (less than 1/2 acre)
• Construction: Information source lists year built as: Appraisal
• Exterior features: Other exterior

Interior

• Kitchen: Kitchen located on main level
• Bedrooms: Master bedroom on main level; Additional bedrooms on upper level
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Additional heating/cooling details: Other (see remarks)
• Interior features: Basement: Other (see remarks); Living room on main level; Kitchen on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.4% 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.
• Market conditions: Rents rising (+2.0%/yr); 212 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 583 units permitted in Eau Claire County in 2024 (325 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,307 (1.5% below list)

Questions for the listing agent

1. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.86% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.55%
• DSCR: 2.00
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $223,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 3rd Ave	0.00mi	3/2.5 (-1)	1,744 (0%)	1mo	$90,000	$52	92
929 3rd Ave	0.07mi	4/2.0	1,714 (-2%)	12mo	$275,000	$160	84
618 6th Ave	0.29mi	3/2.0 (-1)	1,680 (-4%)	14mo	$215,000	$128	64
527 Broadway St	0.40mi	3/1.0 (-1)	1,650 (-5%)	7mo	$241,500	$146	58
504 Hobart St	0.57mi	4/2.0	1,868 (+7%)	6mo	$238,500	$128	56
1914 1st St	0.59mi	3/1.0 (-1)	1,746 (+0%)	16mo	$205,000	$117	50
633 Hobart St	0.70mi	3/2.0 (-1)	1,818 (+4%)	8mo	$90,000	$50	49
416 Seaver St	0.70mi	5/1.0 (+1)	1,780 (+2%)	14mo	$225,000	$126	43
323 Platt St	0.60mi	4/1.0	1,520 (-13%)	6mo	$205,000	$135	41
435 Hobart St	0.56mi	3/1.0 (-1)	1,619 (-7%)	15mo	$220,000	$136	40
827 Chippewa St	0.65mi	4/2.0	1,520 (-13%)	12mo	$180,000	$118	38
827 Broadway St	0.54mi	3/2.0 (-1)	1,488 (-15%)	11mo	$295,000	$198	36

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: 14.2%
• Equity multiple: 1.56×
• Total profit: $12,441
• Equity at exit: $11,854

10-year hold

• IRR: 22.1%
• Equity multiple: 2.79×
• Total profit: $39,857
• Equity at exit: $6,874

Cash invested: $22,260 (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: 212
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$300 /mo · $3,599/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $418

Break-even live

Break-even rent $949

Max offer price $79,500

Occupancy floor 67%

Sensitivity live

Price	-10% $674	-5% $441	+0% $418	+5% $396	+10% $373
Rent	-10% $301	-5% $360	+0% $418	+5% $477	+10% $535
Rate	-1.0pp $458	-0.5pp $438	base $418	+0.5pp $398	+1.0pp $377

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Oxford Ave Unit 1/2 Eau Claire, WI	4.0	1.0	1244	$1,396	$1.12	44d	1	0.09mi
639 Niagara St Eau Claire, WI	3.0	1.0	1300	$1,300	$1.00	14d	1	0.48mi
315 9th Ave Eau Claire, WI	4.0	1.0	1260	$1,425	$1.13	14d	1	0.61mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-14
   listed $79,500 Active
3. 2001-08-01
   soldstatus $77,900
4. 1996-07-01
   soldstatus $53,500

ⓘ 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: $3,599 · $300/mo
• Projected year-2 tax: $3,599 · $300/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $17,744
• − Mortgage interest: −$4,453
• − Property taxes: −$3,599
• − Insurance: −$398
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,313
• Taxable income: $4,143
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $4,024/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

+48.6% since first listed

4 events — show timeline

• 2026-05-01 Pending — METROMLS
• 2026-04-14 Listed $79,500 METROMLS
• 2001-08-01 Sold (Public Records) $77,900 Public Records
• 1996-07-01 Sold (Public Records) $53,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,599 · -3.9% YoY. Source: county tax records.