314 Olive St · Chippewa Falls, WI 54729

$195,000

4 bd · 1.0 ba · 1,475 sqft · SingleFamily · 4 Days on market

Built 1877 8,276 sqft lot Est $229k · 15% 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 +20.5/30.0
• ARV discount +14.1/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and full of character, this cozy home has been updated inside and out and is located in a quiet neighborhood. Enjoy morning coffee on the enclosed front porch, while tall windows fill the home with natural light. The main level features a spacious dining room, kitchen with coffee nook, convenient laundry, and full bath. Upstairs offers 3 bedrooms plus a bonus area perfect for an office, playroom, or reading nook. A rear 3-season porch provides additional living space, while the backyard features a fire pit, storage shed, and off-street parking for up to 5 vehicles. A wonderful blend of charm, comfort, and functionality!

Key facts

• Convenient laundry
• Tall windows
• Spacious dining room

Tags

• ENCLOSED FRONT PORCH
• TALL WINDOWS
• SPACIOUS DINING ROOM
• KITCHEN WITH COFFEE NOOK
• CONVENIENT LAUNDRY
• FULL BATH

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Approximately 1,475 finished above-grade square feet; Lot under 1/2 acre (about 0.19 acre)
• Construction: Wood construction
• Exterior features: 3-season porch; Enclosed patio; Screened porch; Patio; Garden shed; Wood exterior

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Bedrooms: Master bedroom (Main) — 10 x 12; Bedroom 2 (Upper) — 9 x 12; Bedroom 3 (Upper) — 14 x 14; Bedroom 4 (Upper) — 11 x 14
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Forced air; Baseboard; Wall A/C
• Interior features: Circuit breakers; Partial stone basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (0.5% below list).
• Recommended offer: $194k (0.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.9% in Chippewa Falls — 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 75/100 on livability (#150 in WI, #4,071 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities D+, health & safety D, commute F.
• Chippewa Falls Area Unified School District (suburban): math 39% / reading 39% proficiency, ranked #165 of 342 in WI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 171 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 368 units permitted in Chippewa County in 2024 (142 in 5+ unit buildings).
• This rent runs 31% of the median local income ($76k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Chippewa County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago 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 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,949 (0.5% below list)

Questions for the listing agent

1. Built in 1877 — 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. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $228,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Stanley St	0.31mi	3/1.5 (-1)	1,488 (+1%)	1mo	$111,100	$75	76
214 Stanley St	0.35mi	3/1.5 (-1)	1,482 (+0%)	6mo	$190,000	$128	71
1221 Wheaton St	0.15mi	3/1.0 (-1)	1,382 (-6%)	9mo	$147,400	$107	70
716 Mansfield St	0.33mi	3/2.0 (-1)	1,406 (-5%)	1mo	$225,000	$160	68
304 Olive St	0.02mi	3/1.0 (-1)	1,289 (-13%)	8mo	$200,000	$155	67
712 W Elm St	0.36mi	3/1.0 (-1)	1,346 (-9%)	2mo	$250,000	$186	62
210 E Willow St	0.65mi	4/1.0	1,450 (-2%)	8mo	$150,000	$103	60
1 Judith St	0.23mi	4/2.5	1,690 (+15%)	2mo	$225,000	$133	58
608 Grove St	0.61mi	3/1.0 (-1)	1,460 (-1%)	10mo	$235,000	$161	56
621 Coleman St	0.41mi	3/2.0 (-1)	1,320 (-10%)	10mo	$229,900	$174	46
1044 W Spruce St	0.65mi	3/1.5 (-1)	1,320 (-10%)	8mo	$285,000	$216	38
313 E Willow St	0.71mi	3/1.5 (-1)	1,264 (-14%)	2mo	$195,000	$154	34

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-17,241
• Equity at exit: $29,075

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,104
• Equity at exit: $16,860

Cash invested: $54,600 (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 54729

• Rents YoY: 1.9%
• Active inventory: 171
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $258

Break-even live

Break-even rent $1,614

Max offer price $195,000

Occupancy floor 82%

Sensitivity live

Price	-10% $368	-5% $313	+0% $258	+5% $202	+10% $147
Rent	-10% $104	-5% $181	+0% $258	+5% $334	+10% $411
Rate	-1.0pp $356	-0.5pp $307	base $258	+0.5pp $207	+1.0pp $156

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1550 Nicholas Ln Chippewa Falls, WI	2.0–4.0	1.0–2.0	1500	$2,300	$1.53	13d	3	0.54mi
635 Dutchman Dr Chippewa Falls, WI	1.0–3.0	1.0–1.5	945	$1,295	$1.37	13d	1	1.30mi

Listing history 5 events

1. 2026-06-19
   days on market $195,000 Active 4 DOM
2. 2026-06-18
   days on market $195,000 Active 3 DOM
3. 2026-06-17
   days on market $195,000 Active 2 DOM
4. 2026-06-15
   remarks 636-char remark
5. 2026-06-15
   listed $195,000 Active 1 DOM

ⓘ 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: $2,050 · $171/mo
• Projected year-2 tax: $2,829 · $236/mo
• Expected delta: +$779/yr (+$65/mo · 38.0%)

ⓘ 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 ≥97°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: $23,274
• − Mortgage interest: −$10,923
• − Property taxes: −$2,050
• − Insurance: −$975
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$5,673
• Taxable loss: −$71
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $3,107/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: Chippewa Falls Area Unified School District
• NCES district ID: 5502550
• Math proficiency: 39% ▼ -8.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $53,111
• Composite: 33.97/100
• National rank: #5326
• State rank: #165 of 342 in WI

Livability — Chippewa Falls

• Score: 75/100
• State rank: #150
• US rank: #4071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chippewa Falls, WI
• County: Chippewa County · 34,366 people
• City population: 34,366
• Metro: Eau Claire, WI
• Population (ZIP): 34,366
• Household income: $75,809
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 890.0

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 64,601 people
• By 2030: 64,743 · +0.2%
• By 2040: 63,950 · -1.0%
• By 2050: 61,359 · -5.0%
• By 2075: 53,265 · -17.5%
• By 2100: 40,534 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 14% Romanian 5% Lithuanian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+23.0) · D 38.0% · R 60.9% · Other 1.1%
• 2008→2024 swing: -32.1pp toward R · 2008: 9.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+20.4 2016: R+19.2 2012: R+0.5 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.54%
• Current HPI: 222.4407
• Rent YoY: ▲ 1.95%
• 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

+14900.0% since first listed

3 events — show timeline

• 2026-06-15 Listed $195,000 RANWW
• 2023-09-11 Rental Removed $1,300 APPFOLIO
• 2023-09-05 Listed for Rent $1,300 APPFOLIO

Property tax history

+3.5%/yr

Latest (2025): $2,050 · +8.5% YoY. Source: county tax records.