713 5th Ave · Eau Claire, WI 54703

$59,900

3 bd · 1.0 ba · 1,519 sqft · SingleFamily public records · 73 Days on market

Built 1876 4,356 sqft lot $39/sqft · 72% below area

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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 MLS

Attention Investors! Rental or equity building opportunity with this 2BD 1BA home in the thriving city of Eau Claire. Wood siding, block foundation, and full basement. Hardwood floors, spacious living room and main floor laundry. Home is connected to city sewer and water. Fenced backyard and off-street parking. Located close to downtown amenities, minutes from the Oakwood Mall, and easy access to I-94 for an easy commute.

Key facts

• Block foundation
• Main floor laundry
• Full basement

Tags

• WOOD SIDING
• BLOCK FOUNDATION
• FULL BASEMENT
• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM
• MAIN FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.7% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 583 units permitted in Eau Claire County in 2024 (325 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $60k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 3.45% ✓
• Cap rate: 30.74%
• Cash-on-cash: 87.32%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (median comp): $212,231
• List price: $59,900
• Delta: -71.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 Broadway St	0.20mi	3/1.0	1,650 (+9%)	7mo	$241,500	$146	70
539 W Grand Ave	0.10mi	3/2.0	1,352 (-11%)	5mo	$215,000	$159	68
827 Broadway St	0.41mi	3/2.0	1,488 (-2%)	11mo	$295,000	$198	64
908 3rd Ave	0.15mi	3/1.0	1,629 (+7%)	22mo	$295,000	$181	62
618 6th Ave	0.14mi	3/2.0	1,680 (+11%)	14mo	$215,000	$128	60
1022 3rd Ave	0.20mi	3/2.5	1,744 (+15%)	1mo	$90,000	$52	59
827 Chippewa St	0.49mi	4/2.0 (+1)	1,520 (+0%)	12mo	$180,000	$118	58
111 Catherine St	0.31mi	4/1.0 (+1)	1,400 (-8%)	19mo	$215,000	$154	52
929 3rd Ave	0.19mi	4/2.0 (+1)	1,714 (+13%)	12mo	$275,000	$160	50
609 S Dewey St	0.74mi	4/2.0 (+1)	1,470 (-3%)	3mo	$180,000	$122	48
636 Union St	0.22mi	3/1.5	1,729 (+14%)	23mo	$267,500	$155	46
216 William St	0.75mi	3/1.0	1,416 (-7%)	23mo	$220,000	$155	35

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: 86.7%
• Equity multiple: 4.94×
• Total profit: $66,015
• Equity at exit: $8,931

10-year hold

• IRR: 89.6%
• Equity multiple: 9.91×
• Total profit: $149,493
• Equity at exit: $5,179

Cash invested: $16,772 (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: 2.4×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $1,220

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,262	-5% $1,241	+0% $1,220	+5% $1,200	+10% $1,179
Rent	-10% $1,057	-5% $1,139	+0% $1,220	+5% $1,302	+10% $1,384
Rate	-1.0pp $1,251	-0.5pp $1,236	base $1,220	+0.5pp $1,205	+1.0pp $1,189

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.21mi
639 Niagara St Eau Claire, WI	3.0	1.0	1300	$1,300	$1.00	13d	1	0.34mi
315 9th Ave Eau Claire, WI	4.0	1.0	1260	$1,425	$1.13	13d	1	0.48mi
315 Riverfront Ter Eau Claire, WI	1.0–2.0	1.0–2.0	974	$1,725	$1.77	44d	10	0.59mi
325 Main St Eau Claire, WI	2.0	1.0–2.0	777	$2,300	$2.96	44d	39	0.60mi
100 N Farwell St Eau Claire, WI	2.0	1.0–2.0	787	$2,950	$3.75	13d	13	0.62mi
816 Porter Ave Unit 211 Eau Claire, WI	2.0	1.5	1074	$2,450	$2.28	44d	1	0.64mi
224 N Barstow St Eau Claire, WI	1.0–2.0	1.0–2.0	828	$2,350	$2.84	13d	20	0.64mi
816 Porter Ave Eau Claire, WI	2.0	1.0–1.5	1013	$2,200	$2.17	13d	3	0.65mi
2016 N Oxford Ave Eau Claire, WI	2.0	1.0–2.0	1023	$2,600	$2.54	13d	33	0.79mi

Listing history 10 events

1. 2026-05-11
   status Pending 425-char remark

   Show marketing remark (425 chars)

   Attention Investors! Rental or equity building opportunity with this 2BD 1BA home in the thriving city of Eau Claire. Wood siding, block foundation, and full basement. Hardwood floors, spacious living room and main floor laundry. Home is connected to city sewer and water. Fenced backyard and off-street parking. Located close to downtown amenities, minutes from the Oakwood Mall, and easy access to I-94 for an easy commute.

2. 2026-05-11
   status Pending 425-char remark

   Show marketing remark (425 chars)

   Attention Investors! Rental or equity building opportunity with this 2BD 1BA home in the thriving city of Eau Claire. Wood siding, block foundation, and full basement. Hardwood floors, spacious living room and main floor laundry. Home is connected to city sewer and water. Fenced backyard and off-street parking. Located close to downtown amenities, minutes from the Oakwood Mall, and easy access to I-94 for an easy commute.

3. 2026-05-11
   status Pending 425-char remark

   Show marketing remark (425 chars)

   Attention Investors! Rental or equity building opportunity with this 2BD 1BA home in the thriving city of Eau Claire. Wood siding, block foundation, and full basement. Hardwood floors, spacious living room and main floor laundry. Home is connected to city sewer and water. Fenced backyard and off-street parking. Located close to downtown amenities, minutes from the Oakwood Mall, and easy access to I-94 for an easy commute.

4. 2026-04-01
   price $59,900 425-char remark

   Show marketing remark (425 chars)

   Attention Investors! Rental or equity building opportunity with this 2BD 1BA home in the thriving city of Eau Claire. Wood siding, block foundation, and full basement. Hardwood floors, spacious living room and main floor laundry. Home is connected to city sewer and water. Fenced backyard and off-street parking. Located close to downtown amenities, minutes from the Oakwood Mall, and easy access to I-94 for an easy commute.

5. 2026-04-01
   price $59,900 425-char remark

   Show marketing remark (425 chars)

   Attention Investors! Rental or equity building opportunity with this 2BD 1BA home in the thriving city of Eau Claire. Wood siding, block foundation, and full basement. Hardwood floors, spacious living room and main floor laundry. Home is connected to city sewer and water. Fenced backyard and off-street parking. Located close to downtown amenities, minutes from the Oakwood Mall, and easy access to I-94 for an easy commute.

6. 2026-04-01
   price $59,900 425-char remark

   Show marketing remark (425 chars)

   Attention Investors! Rental or equity building opportunity with this 2BD 1BA home in the thriving city of Eau Claire. Wood siding, block foundation, and full basement. Hardwood floors, spacious living room and main floor laundry. Home is connected to city sewer and water. Fenced backyard and off-street parking. Located close to downtown amenities, minutes from the Oakwood Mall, and easy access to I-94 for an easy commute.

7. 2026-02-25
   listed $69,900 Active 425-char remark

   Show marketing remark (425 chars)

   Attention Investors! Rental or equity building opportunity with this 2BD 1BA home in the thriving city of Eau Claire. Wood siding, block foundation, and full basement. Hardwood floors, spacious living room and main floor laundry. Home is connected to city sewer and water. Fenced backyard and off-street parking. Located close to downtown amenities, minutes from the Oakwood Mall, and easy access to I-94 for an easy commute.

8. 2026-02-25
   listed $69,900 Active 425-char remark

   Show marketing remark (425 chars)

   Attention Investors! Rental or equity building opportunity with this 2BD 1BA home in the thriving city of Eau Claire. Wood siding, block foundation, and full basement. Hardwood floors, spacious living room and main floor laundry. Home is connected to city sewer and water. Fenced backyard and off-street parking. Located close to downtown amenities, minutes from the Oakwood Mall, and easy access to I-94 for an easy commute.

9. 2026-02-25
   listed $69,900 Active 425-char remark

   Show marketing remark (425 chars)

   Attention Investors! Rental or equity building opportunity with this 2BD 1BA home in the thriving city of Eau Claire. Wood siding, block foundation, and full basement. Hardwood floors, spacious living room and main floor laundry. Home is connected to city sewer and water. Fenced backyard and off-street parking. Located close to downtown amenities, minutes from the Oakwood Mall, and easy access to I-94 for an easy commute.

10. 1988-09-01
    soldstatus $18,000

ⓘ 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 ≥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: $24,826
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$1,743
• Taxable income: $14,558
• Est. tax owed @ 24.0%: −$3,494
• After-tax cash flow: $11,151/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

+232.8% since first listed

10 events — show timeline

• 2026-05-11 Pending — WWRA
• 2026-05-11 Pending — RANWW
• 2026-05-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $59,900 RANWW
• 2026-04-01 Price Changed $59,900 WWRA
• 2026-04-01 Price Changed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-25 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-25 Listed $69,900 RANWW
• 2026-02-25 Listed $69,900 WWRA
• 1988-09-01 Sold (Public Records) $18,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $5,276 · +40.2% YoY. Source: county tax records.