819 W Lincoln St · Augusta, WI 54722

$110,000

2 bd · 1.0 ba · 887 sqft · SingleFamily · 300 Days on market

Built 1900 8,433 sqft lot Est $143k · 23% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.8/10.0
• 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

Welcome to this charming home in the heart of Augusta, where comfort and convenience meet! Nestled conveniently on the main road, this property boasts a spacious backyard?perfect for outdoor gatherings, gardening, or just relaxing in privacy. The one-car garage provides ample storage space and easy access to the home. Inside, you'll find a huge craft room that offers endless possibilities for creativity, hobbies, or even turning it into a home office. With its prime location, this home offers a perfect blend of convenience and potential.

Key facts

• Spacious backyard
• One-car garage
• Prime location

Tags

• SPACIOUS BACKYARD
• ONE-CAR GARAGE
• HUGE CRAFT ROOM
• PRIME LOCATION

Property features AI

Finance

• Other: Zoning: Commercial and Residential; Lot acreage less than 1/2 acre

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family property
• Construction: Crawl space/partial basement with block and poured concrete components
• Exterior features: Fenced yard; Garden shed (outbuilding); Vinyl exterior

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Main-level primary bedroom (10 x 8); Upper-level bedroom (18 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heat (natural gas); Wall A/C
• Interior features: Ceiling fans; Circuit breakers
• Laundry & utility: Washer and dryer excluded from sale (not included)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

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, schools F, amenities 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.
• Market conditions: 33 active listings in the ZIP; 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 $761 of loan paydown is wiped out by about $3k 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

• It's been on market 300 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $110k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $142,807
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 S Bush Brothers Dr	0.15mi	2/1.0	768 (-13%)	18mo	$108,500	$141	55
125 Klingman St	0.42mi	3/1.0 (+1)	988 (+11%)	14mo	$158,900	$161	44

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,160
• Equity at exit: $16,401

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $18,540
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$249 /mo · $2,989/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $245

Break-even live

Break-even rent $1,104

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $307	-5% $276	+0% $245	+5% $213	+10% $182
Rent	-10% $133	-5% $189	+0% $245	+5% $300	+10% $356
Rate	-1.0pp $300	-0.5pp $273	base $245	+0.5pp $216	+1.0pp $187

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $110,000 Active 300 DOM
2. 2026-06-18
   days on market $110,000 Active 298 DOM
3. 2026-06-17
   days on market $110,000 Active 297 DOM
4. 2026-06-16
   days on market $110,000 Active 296 DOM
5. 2026-06-15
   days on market $110,000 Active 295 DOM
6. 2026-06-15
   days on market $110,000 Active 294 DOM
7. 2026-06-13
   days on market $110,000 Active 293 DOM
8. 2026-06-12
   days on market $110,000 Active 292 DOM
9. 2026-06-09
   days on market $110,000 Active 289 DOM
10. 2026-06-08
    days on market $110,000 Active 288 DOM
11. 2026-06-08
    days on market $110,000 Active 287 DOM
12. 2026-06-05
    days on market $110,000 Active 285 DOM
13. 2026-06-03
    days on market $110,000 Active 283 DOM
14. 2026-06-02
    days on market $110,000 Active 282 DOM
15. 2026-06-01
    days on market $110,000 Active 281 DOM
16. 2026-05-31
    days on market $110,000 Active 280 DOM
17. 2026-05-21
    price $110,000
18. 2026-04-08
    price $120,000
19. 2025-09-29
    price $130,000
20. 2025-08-21
    listed $140,000 Active
21. 2004-09-21
    soldstatus $33,000
22. 2002-02-11
    soldstatus $29,500

ⓘ 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: $2,989 · $249/mo
• Projected year-2 tax: $2,989 · $249/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,957
• − Mortgage interest: −$6,162
• − Property taxes: −$2,989
• − Insurance: −$550
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,200
• Taxable income: $1,343
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $2,612/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

+272.9% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $110,000 RANWW
• 2026-04-08 Price Changed $120,000 RANWW
• 2025-09-29 Price Changed $130,000 RANWW
• 2025-08-21 Listed $140,000 RANWW
• 2004-09-21 Sold (Public Records) $33,000 Public Records
• 2002-02-11 Sold (Public Records) $29,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,989 · +1.4% YoY. Source: county tax records.