934 Barland St #2 · Eau Claire, WI 54701

$224,999

4 bd · 2.0 ba · 2,150 sqft · MultiFamily · 4 Days on market

Built 1881 Good condition 8,712 sqft lot Est $234k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +9.3/15.0
• Livability +4.5/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Looking for a SOLID investment property? Then look no further, this up/down duplex has been fully remodeled and is ready for its new owners. The downstairs unit can be marketed as a 2-3 bedroom unit with plenty of space for a family offering in unit Laundry and a large deck for families to enjoy. The upper unit is also spacious as well. With 2 bedrooms and a very large living room. Perfect for a tenant to have space to live and relax in. The unit also features a washer and dryer for tenant conveniences as well. This well maintained duplex will not stay on the market long so come and see for your self that this unit just might be the start to growing your real estate empire.

Key facts

• Large deck
• Fully remodeled
• Washer and dryer

Tags

• FULLY REMODELED
• IN UNIT LAUNDRY
• LARGE DECK
• WASHER AND DRYER
• WELL MAINTAINED DUPLEX

Property features AI

Finance

• Financial info: Total taxes listed for 2025

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Duplex; Estimated total living area 2,001–2,500 sq. ft.; Finished above grade approximately 2,150 sq. ft.
• Construction: Block basement
• Exterior features: Vinyl exterior; Lot approximately 0.2 acres (under 1/2 acre)

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Radiant heat; Wall A/C
• Interior features: Circuit breakers; Full basement with block foundation

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $529/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 11.9% 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 (+2.1%/yr); 152 active listings in the ZIP; 583 units permitted in Eau Claire County in 2024 (325 in 5+ unit buildings).
• At $3,307/mo this rent would consume 53% of the median local household income ($74k/yr) (locally 1274% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 2.1% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1881 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,999

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.15%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $234,350
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Barland St Unit 1&2	0.08mi	4/2.0	2,118 (-2%)	13mo	$265,000	$125	83
708 Jones St Unit 1 & 1/2	0.18mi	4/2.0	2,024 (-6%)	4mo	$145,000	$72	78
1037 Barland St Unit 1 & 2	0.11mi	3/2.0 (-1)	2,095 (-3%)	9mo	$222,500	$106	78
517 Dodge St Unit 1 & 2	0.18mi	5/2.0 (+1)	1,932 (-10%)	5mo	$157,500	$82	65
1150 E Madison St #3	0.44mi	4/3.0	2,083 (-3%)	14mo	$261,000	$125	59
503 Dewey St Unit 1 & 2	0.66mi	4/2.0	2,037 (-5%)	5mo	$188,500	$93	56
1418 E Madison St Unit 1 & 2	0.44mi	3/2.0 (-1)	2,214 (+3%)	20mo	$192,500	$87	53
1205 Graham Ave #1	0.59mi	5/2.0 (+1)	2,066 (-4%)	11mo	$225,000	$109	52
425 Putnam Dr Unit 1-2	0.66mi	5/2.0 (+1)	1,947 (-9%)	13mo	$312,500	$161	38
648 Wisconsin St #4	0.48mi	5/4.0 (+1)	2,384 (+11%)	18mo	$360,000	$151	31
425/427 Putnam Dr Unit duplex	0.66mi	5/2.0 (+1)	1,947 (-9%)	21mo	$287,500	$148	31

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 · 2.1% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.44×
• Total profit: $27,982
• Equity at exit: $33,548

10-year hold

• IRR: 19.6%
• Equity multiple: 2.58×
• Total profit: $99,345
• Equity at exit: $19,454

Cash invested: $63,000 (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 54701

• Rents YoY: 2.1%
• Active inventory: 152
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $3,307 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $1,058

Break-even live

Break-even rent $1,968

Max offer price $224,999

Occupancy floor 63%

Sensitivity live

Price	-10% $1,213	-5% $1,135	+0% $1,058	+5% $980	+10% $902
Rent	-10% $796	-5% $927	+0% $1,058	+5% $1,188	+10% $1,319
Rate	-1.0pp $1,171	-0.5pp $1,115	base $1,058	+0.5pp $999	+1.0pp $940

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,308
Total (2 units)			$3,307

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-15
   statusdays on market $224,999 Pending 4 DOM
2. 2026-06-13
   days on market $224,999 Active 3 DOM
3. 2026-06-10
   remarks 684-char remark
4. 2026-06-10
   listed $224,999 Active 1 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% 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: $39,684
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,175
• − Management: −$3,175
• − Depreciation: −$6,545
• Taxable income: $9,686
• Est. tax owed @ 24.0%: −$2,325
• After-tax cash flow: $10,367/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab

This fully remodeled and move-in-ready duplex is a solid investment opportunity with good curb appeal and minimal repairs needed.

Repairs flagged

• Major Appliances — Older and may need replacement
• Minor Kitchen cabinets — Slight wear

Value-add opportunities

• Both Replace appliances — Modern appliances improve both resale and rental value
• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Older and may need replacement	Major	$15,000–50,000
Kitchen cabinets · Slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Replace appliances — Modern appliances improve both resale and rental value ↑
• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 43,014
• Household income: $74,361
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1274.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 16% Romanian 5% Lithuanian 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -188.63%
• Current HPI: 197.5224
• Rent YoY: ▲ 2.10%
• 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

1 event — show timeline

• 2026-06-09 Listed $224,999 RANWW