619 W Perkins St · Augusta, WI 54722

$180,000

4 bd · 1.0 ba · 1,735 sqft · SingleFamily · 6 Days on market

Built 1930 3,920 sqft lot Est $191k · 6% under

---

Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +10.1/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 4-bedroom, 1-bath home offers charm, updates, and an outdoor setting that?s hard to beat. Set on two parcels included in the price, the property features a large backyard on Bridge Creek, creating a peaceful backdrop with space to relax, play, and even cool off with summer swimming. Inside, the newly remodeled kitchen shines with a center island, refreshed style, and easy flow to the rest of the home. Main floor laundry adds convenience, while the flexible bonus room can serve as a home office, hobby space, or a small guest room. Two bedrooms are located on the main level and two more upstairs, giving you versatile living arrangements. Additional amenities include a furnace (2018), vinyl windows, central air conditioning, and refurbished stairs. Step outside to the back deck and enjoy the view, or take advantage of the park at the end of the road. Located near Lions Park and Augusta High School, this move-in-ready home blends comfort, function, room to grow, and the kind of small-town setting buyers love.

Key facts

• Large backyard
• Main floor laundry
• Flexible bonus room

Tags

• LARGE BACKYARD
• OUTDOOR SETTING
• NEWLY REMODELED KITCHEN
• MAIN FLOOR LAUNDRY
• FLEXIBLE BONUS ROOM
• BACK DECK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 62/100 on livability (#621 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Augusta School District (rural): math 31% / reading 31% proficiency, ranked #268 of 342 in WI (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Augusta Elementary (math 52% / reading 27%, grade F, #490 of 1,041 statewide, top 53%, 235 students, 47% FRL); Augusta Middle (math 17% / reading 27%, grade F, #336 of 383 statewide, top 89%, 118 students, 61% FRL); Augusta High (math 30% / reading 30%, grade F, #208 of 483 statewide, top 46%, 180 students, 49% FRL).
• Market conditions: 33 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $124k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $190,850
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Hudson St	0.14mi	3/2.0 (-1)	1,650 (-5%)	10mo	$150,000	$91	68
519 W Buckman St	0.16mi	3/2.0 (-1)	1,600 (-8%)	5mo	$210,000	$131	66
312 W Lincoln St	0.29mi	4/1.0	1,660 (-4%)	20mo	$240,000	$145	62
924 W Main St	0.25mi	4/2.0	1,908 (+10%)	20mo	$210,000	$110	51
213 E Grant St	0.55mi	5/2.0 (+1)	1,750 (+1%)	22mo	$180,000	$103	46
118 W Grant St	0.44mi	4/1.0	1,498 (-14%)	19mo	$63,000	$42	41

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-14,299
• Equity at exit: $26,839

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,707
• Equity at exit: $15,563

Cash invested: $50,400 (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 54722

• Home prices YoY: -21.2%
• Active inventory: 33
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $233

Break-even live

Break-even rent $1,527

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $335	-5% $284	+0% $233	+5% $182	+10% $131
Rent	-10% $89	-5% $161	+0% $233	+5% $305	+10% $377
Rate	-1.0pp $324	-0.5pp $279	base $233	+0.5pp $187	+1.0pp $139

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Water St Unit 2 Augusta, WI	4.0	2.0	1675	$1,795	$1.07	22d	1	0.55mi
219 Water St Unit 2 Augusta, WI	4.0	2.0	1675	$1,850	$1.10	45d	1	0.55mi

Listing history 7 events

1. 2026-04-21
   status Pending 1034-char remark

   Show marketing remark (1034 chars)

   This inviting 4-bedroom, 1-bath home offers charm, updates, and an outdoor setting that?s hard to beat. Set on two parcels included in the price, the property features a large backyard on Bridge Creek, creating a peaceful backdrop with space to relax, play, and even cool off with summer swimming. Inside, the newly remodeled kitchen shines with a center island, refreshed style, and easy flow to the rest of the home. Main floor laundry adds convenience, while the flexible bonus room can serve as a home office, hobby space, or a small guest room. Two bedrooms are located on the main level and two more upstairs, giving you versatile living arrangements. Additional amenities include a furnace (2018), vinyl windows, central air conditioning, and refurbished stairs. Step outside to the back deck and enjoy the view, or take advantage of the park at the end of the road. Located near Lions Park and Augusta High School, this move-in-ready home blends comfort, function, room to grow, and the kind of small-town setting buyers love.

2. 2026-04-21
   status Pending 1034-char remark

   Show marketing remark (1034 chars)

   This inviting 4-bedroom, 1-bath home offers charm, updates, and an outdoor setting that?s hard to beat. Set on two parcels included in the price, the property features a large backyard on Bridge Creek, creating a peaceful backdrop with space to relax, play, and even cool off with summer swimming. Inside, the newly remodeled kitchen shines with a center island, refreshed style, and easy flow to the rest of the home. Main floor laundry adds convenience, while the flexible bonus room can serve as a home office, hobby space, or a small guest room. Two bedrooms are located on the main level and two more upstairs, giving you versatile living arrangements. Additional amenities include a furnace (2018), vinyl windows, central air conditioning, and refurbished stairs. Step outside to the back deck and enjoy the view, or take advantage of the park at the end of the road. Located near Lions Park and Augusta High School, this move-in-ready home blends comfort, function, room to grow, and the kind of small-town setting buyers love.

3. 2026-04-20
   historical Contingent 1034-char remark

   Show marketing remark (1034 chars)

   This inviting 4-bedroom, 1-bath home offers charm, updates, and an outdoor setting that?s hard to beat. Set on two parcels included in the price, the property features a large backyard on Bridge Creek, creating a peaceful backdrop with space to relax, play, and even cool off with summer swimming. Inside, the newly remodeled kitchen shines with a center island, refreshed style, and easy flow to the rest of the home. Main floor laundry adds convenience, while the flexible bonus room can serve as a home office, hobby space, or a small guest room. Two bedrooms are located on the main level and two more upstairs, giving you versatile living arrangements. Additional amenities include a furnace (2018), vinyl windows, central air conditioning, and refurbished stairs. Step outside to the back deck and enjoy the view, or take advantage of the park at the end of the road. Located near Lions Park and Augusta High School, this move-in-ready home blends comfort, function, room to grow, and the kind of small-town setting buyers love.

4. 2026-04-15
   listed $180,000 Active 1034-char remark

   Show marketing remark (1034 chars)

   This inviting 4-bedroom, 1-bath home offers charm, updates, and an outdoor setting that?s hard to beat. Set on two parcels included in the price, the property features a large backyard on Bridge Creek, creating a peaceful backdrop with space to relax, play, and even cool off with summer swimming. Inside, the newly remodeled kitchen shines with a center island, refreshed style, and easy flow to the rest of the home. Main floor laundry adds convenience, while the flexible bonus room can serve as a home office, hobby space, or a small guest room. Two bedrooms are located on the main level and two more upstairs, giving you versatile living arrangements. Additional amenities include a furnace (2018), vinyl windows, central air conditioning, and refurbished stairs. Step outside to the back deck and enjoy the view, or take advantage of the park at the end of the road. Located near Lions Park and Augusta High School, this move-in-ready home blends comfort, function, room to grow, and the kind of small-town setting buyers love.

5. 2026-04-15
   listed $180,000 Active 1034-char remark

   Show marketing remark (1034 chars)

   This inviting 4-bedroom, 1-bath home offers charm, updates, and an outdoor setting that?s hard to beat. Set on two parcels included in the price, the property features a large backyard on Bridge Creek, creating a peaceful backdrop with space to relax, play, and even cool off with summer swimming. Inside, the newly remodeled kitchen shines with a center island, refreshed style, and easy flow to the rest of the home. Main floor laundry adds convenience, while the flexible bonus room can serve as a home office, hobby space, or a small guest room. Two bedrooms are located on the main level and two more upstairs, giving you versatile living arrangements. Additional amenities include a furnace (2018), vinyl windows, central air conditioning, and refurbished stairs. Step outside to the back deck and enjoy the view, or take advantage of the park at the end of the road. Located near Lions Park and Augusta High School, this move-in-ready home blends comfort, function, room to grow, and the kind of small-town setting buyers love.

6. 2026-04-14
   listed $180,000 Active 1034-char remark

   Show marketing remark (1034 chars)

   This inviting 4-bedroom, 1-bath home offers charm, updates, and an outdoor setting that?s hard to beat. Set on two parcels included in the price, the property features a large backyard on Bridge Creek, creating a peaceful backdrop with space to relax, play, and even cool off with summer swimming. Inside, the newly remodeled kitchen shines with a center island, refreshed style, and easy flow to the rest of the home. Main floor laundry adds convenience, while the flexible bonus room can serve as a home office, hobby space, or a small guest room. Two bedrooms are located on the main level and two more upstairs, giving you versatile living arrangements. Additional amenities include a furnace (2018), vinyl windows, central air conditioning, and refurbished stairs. Step outside to the back deck and enjoy the view, or take advantage of the park at the end of the road. Located near Lions Park and Augusta High School, this move-in-ready home blends comfort, function, room to grow, and the kind of small-town setting buyers love.

7. 2021-08-26
   soldstatus $124,000

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $2,790 · $232/mo
• Expected delta: +$540/yr (+$45/mo · 24.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,870
• − Mortgage interest: −$10,083
• − Property taxes: −$2,249
• − Insurance: −$900
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$5,236
• Taxable loss: −$98
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $2,824/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: Augusta School District
• NCES district ID: 5500630
• Math proficiency: 31% ▬ 0.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $46,926
• Composite: 26.75/100
• National rank: #7139
• State rank: #268 of 342 in WI

Livability — Augusta

• Score: 62/100
• State rank: #621
• US rank: #16236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Augusta, WI
• Population (ZIP): 4,175

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Romanian 5% Slovak 2%
• Foreign-born: 0%
• Languages at home: 91% English-only · German/W. Germanic 8%

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: ▼ -53.92%
• Current HPI: 199.7503
• 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

+45.2% since first listed

7 events — show timeline

• 2026-04-21 Pending — WWRA
• 2026-04-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Contingent — RANWW
• 2026-04-15 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Listed $180,000 WWRA
• 2026-04-14 Listed $180,000 RANWW
• 2021-08-26 Sold (Public Records) $124,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,249 · -0.3% YoY. Source: county tax records.