709 S Ash Ave · Marshfield, WI 54449

$69,900

3 bd · 1.0 ba · 1,229 sqft · SingleFamily · 3 Days on market

Built 1885 0.29 ac 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
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Whether you're looking to flip or hold as a long-term rental, this property has a lot to offer. Features: 3 bedrooms (1 on the main floor); Main level full bathroom; Formal dining room; Spacious living room; Extra room with a wall of cabinets (ideal office for valuables or a pantry); Almost 1/3 of an acre with a large backyard; Located in a quiet neighborhood.

Key facts

• Formal dining room
• Large backyard
• Quiet neighborhood

Tags

• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• LARGE BACKYARD
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family 1.5-story home
• Construction: Shingle roof
• Exterior features: Exterior: Other; Lot approximately 0.29 acres; Zoned residential; Below-grade unfinished space (basement): full, unfinished

Interior

• Kitchen: Kitchen on main level (13 x 7); Refrigerator; Range/Oven; Pantry (10 x 15)
• Bedrooms: Master bedroom on main level (10 x 13); Bedroom 2 on upper level (12 x 10); Bedroom 3 on upper level (12 x 15)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Wall air conditioning
• Interior features: Vinyl and wood floors; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.1% vs local median 2.9% in Marshfield — 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 80/100 on livability (#62 in WI, #1,688 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Marshfield Unified School District (town): math 44% / reading 50% proficiency, ranked #79 of 342 in WI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshfield High (math 38% / reading 52%, grade D-, #58 of 483 statewide, top 12%, 1,242 students, 33% FRL).
• Market conditions: 85 active listings in the ZIP; 122 units permitted in Wood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wood County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1885 — 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: 1.90% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.81%
• DSCR: 2.24
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $172,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 E 4th St	0.46mi	3/1.0	1,274 (+4%)	2mo	$150,500	$118	71
1421 S Erickson Ave	0.30mi	2/1.0 (-1)	1,175 (-4%)	7mo	$164,900	$140	68
804 E 5th St	0.24mi	3/2.0	1,304 (+6%)	10mo	$226,900	$174	66
107 S Vine Ave	0.45mi	3/2.0	1,253 (+2%)	7mo	$95,000	$76	66
1211 E 14th St	0.43mi	3/2.0	1,288 (+5%)	6mo	$230,000	$179	63
504 S Peach Ave	0.17mi	4/2.0 (+1)	1,376 (+12%)	2mo	$189,500	$138	61
312 S Palmetto Ave	0.35mi	3/1.5	1,362 (+11%)	4mo	$169,900	$125	60
1205 S Maple Ave	0.44mi	3/2.0	1,140 (-7%)	7mo	$220,000	$193	58
1004 S Cherry Ave	0.26mi	2/1.0 (-1)	1,056 (-14%)	4mo	$163,900	$155	56
509 S Vine Ave	0.16mi	4/1.0 (+1)	1,410 (+15%)	10mo	$151,500	$107	55
204 N Hinman Ave	0.73mi	3/2.0	1,176 (-4%)	3mo	$169,000	$144	52
309 E 14th St	0.34mi	2/2.0 (-1)	1,379 (+12%)	8mo	$165,000	$120	48

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $17,652
• Equity at exit: $10,422

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $52,931
• Equity at exit: $6,044

Cash invested: $19,572 (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 54449

• Active inventory: 85
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$198 /mo · $2,381/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $454

Break-even live

Break-even rent $752

Max offer price $69,900

Occupancy floor 61%

Sensitivity live

Price	-10% $493	-5% $473	+0% $454	+5% $434	+10% $414
Rent	-10% $349	-5% $401	+0% $454	+5% $506	+10% $558
Rate	-1.0pp $489	-0.5pp $471	base $454	+0.5pp $435	+1.0pp $417

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $69,900 Active 3 DOM
2. 2026-06-18
   remarks 363-char remark
3. 2026-06-18
   listed $69,900 Active 1 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: $2,381 · $198/mo
• Projected year-2 tax: $2,381 · $198/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 1/10 Low 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,914
• − Mortgage interest: −$3,915
• − Property taxes: −$2,381
• − Insurance: −$350
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,033
• Taxable income: $4,689
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $4,318/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: Marshfield Unified School District
• NCES district ID: 5508820
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $50,784
• Composite: 40.35/100
• National rank: #3743
• State rank: #79 of 342 in WI

Livability — Marshfield

• Score: 80/100
• State rank: #62
• US rank: #1688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshfield, WI
• Population (ZIP): 26,368

Population outlook (Wood County) Hauer SSP2

• Today (2025): 69,530 people
• By 2030: 66,919 · -3.8%
• By 2040: 60,735 · -12.6%
• By 2050: 54,077 · -22.2%
• By 2075: 41,820 · -39.9%
• By 2100: 31,863 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 8% Portuguese 6% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Wood

• 2024 margin: R (+19.9) · D 39.4% · R 59.3% · Other 1.3%
• 2008→2024 swing: -33.1pp toward R · 2008: 13.1pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+19.2 2016: R+19.3 2012: R+2.9 2008: D+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.73%
• Current HPI: 171.5799
• Rent YoY: —
• Metro: —
• 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

-0.1% since first listed

3 events — show timeline

• 2026-06-17 Listed $69,900 CWMLS
• 2022-12-28 Sold (Public Records) $115,000 Public Records
• 2004-06-02 Sold (Public Records) $70,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,381 · +1.0% YoY. Source: county tax records.