717 E Blodgett St · Marshfield, WI 54449

$115,000

2 bd · 1.0 ba · 812 sqft · SingleFamily · 282 Days on market

Built 1940 6,534 sqft lot Est $169k · 32% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• 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

Affordable & Efficient Starter Home with Detached Garage! This charming 2 bedroom, 1 bath home offers the perfect blend of affordability and smart upgrades?ideal for first time buyers or savvy investors. Featuring some updated windows and energy efficient touches throughout, this home keeps utility costs low while providing a comfortable living space. The included appliances and main level layout make for easy move-in and everyday convenience. Outside, you'll find a 2 car detached garage offering ample storage or workspace potential. Whether you're looking to start your homeownership journey or expand your investment portfolio, this property delivers value, functionality, and long ter

Key facts

• Updated windows
• Included appliances
• Main level layout

Tags

• DETACHED GARAGE
• UPDATED WINDOWS
• ENERGY EFFICIENT
• INCLUDED APPLIANCES
• MAIN LEVEL LAYOUT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; One story; Residential zoning; Lot size approximately 0.15 acre
• Construction: Shingle roof; Below-grade unfinished area (812 sq ft)
• Exterior features: Deck; Vinyl exterior

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Master bedroom on main level (10 x 10); Second bedroom on main level (10 x 8)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced air heating; No cooling
• Interior features: Carpet and vinyl flooring; Ceiling fan(s); Full unfinished basement
• Laundry & utility: Washer; Dryer; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.8% 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; 1 comparable units currently listed for rent nearby; 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 $795 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 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 1940 — 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: 1.09% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $168,896
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N Elm Ave	0.17mi	2/1.0	784 (-3%)	7mo	$20,000	$26	81
203 N Vine St	0.22mi	2/1.0	780 (-4%)	11mo	$165,500	$212	74
717 N Cedar Ave	0.49mi	2/1.0	797 (-2%)	7mo	$183,210	$230	68
104 N Elm St	0.16mi	2/1.0	720 (-11%)	11mo	$150,000	$208	65
100 N Hinman Ave	0.27mi	2/1.0	884 (+9%)	18mo	$122,000	$138	58
510 N Maple Ave	0.49mi	2/1.5	748 (-8%)	14mo	$158,000	$211	51
506 S Ash Ave	0.57mi	1/1.0 (-1)	716 (-12%)	2mo	$130,000	$182	47

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,353
• Equity at exit: $17,147

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $8,203
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $177

Break-even live

Break-even rent $1,026

Max offer price $115,000

Occupancy floor 81%

Sensitivity live

Price	-10% $242	-5% $209	+0% $177	+5% $144	+10% $112
Rent	-10% $78	-5% $127	+0% $177	+5% $226	+10% $275
Rate	-1.0pp $235	-0.5pp $206	base $177	+0.5pp $147	+1.0pp $117

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2411 Monique Ln Unit 1004-4 Marshfield, WI	2.0	1.0	1100	$1,250	$1.14	44d	1	1.05mi

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 282 DOM
2. 2026-06-18
   days on market $115,000 Active 280 DOM
3. 2026-06-17
   days on market $115,000 Active 279 DOM
4. 2026-06-16
   days on market $115,000 Active 278 DOM
5. 2026-06-15
   days on market $115,000 Active 277 DOM
6. 2026-06-15
   days on market $115,000 Active 276 DOM
7. 2026-06-13
   days on market $115,000 Active 275 DOM
8. 2026-06-12
   days on market $115,000 Active 274 DOM
9. 2026-06-09
   days on market $115,000 Active 271 DOM
10. 2026-06-08
    days on market $115,000 Active 270 DOM
11. 2026-06-08
    days on market $115,000 Active 269 DOM
12. 2026-06-07
    days on market $115,000 Active 268 DOM
13. 2026-06-03
    days on market $115,000 Active 265 DOM
14. 2026-06-02
    days on market $115,000 Active 264 DOM
15. 2026-06-01
    days on market $115,000 Active 263 DOM
16. 2026-05-31
    days on market $115,000 Active 262 DOM
17. 2026-03-24
    status Active
18. 2025-12-03
    historical Contingent
19. 2025-09-10
    listed $115,000 Active

ⓘ 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: $1,918 · $160/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$105/yr (+$9/mo · 5.5%)

ⓘ 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: $15,000
• − Mortgage interest: −$6,442
• − Property taxes: −$1,918
• − Insurance: −$575
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,345
• Taxable income: $320
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $2,043/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

3 events — show timeline

• 2026-03-24 Relisted — CWMLS
• 2025-12-03 Contingent — CWMLS
• 2025-09-10 Listed $115,000 CWMLS

Property tax history

+2.9%/yr

Latest (2025): $1,918 · +1.3% YoY. Source: county tax records.