317 Summit Ave Unit 1-4 · Eau Claire, WI 54701

$345,000

5 bd · 4.0 ba · 2,334 sqft · MultiFamily · 23 Days on market

Built 1874 Good condition 0.25 ac lot Est $254k · 36% over

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Livability +4.5/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Excellent investment opportunity in the heart of downtown Eau Claire! This pre-inspected four-plex multi-family property offers strong income potential in a prime location near CVTC and within walking distance to UW?Eau Claire. New roof was installed last fall and garage is rented to another tenant at $45/month. Features include off-street tenant parking and close proximity to local dining, entertainment, parks, and outdoor recreation. Monthly Average Expenses: Gas/Electric: $300.40/month, Lawn Care/ Snow Removal: $103.89/month, Water/Sewage: $132.48/month, Garbage/Recycling: $58.13/month

Key facts

• Prime location
• New roof
• 0.25 acre lot

Tags

• INVESTMENT OPPORTUNITY
• PRE-INSPECTED FOUR-PLEX
• STRONG INCOME POTENTIAL
• PRIME LOCATION
• NEW ROOF
• OFF-STREET TENANT PARKING

Property features AI

Finance

• Other: Includes oven/range and refrigerator; Sellers' and tenants' personal property excluded

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Fourplex (multi-family property); Approximately 2,001–2,500 total finished square footage; 0.25-acre lot; Zoned residential-multifamily
• Construction: Finished above grade area about 2,334 (estimated)
• Exterior features: Deck; Aluminum/steel exterior

Interior

• Kitchen: Range/Oven; Refrigerator
• Bedrooms: Three 1-bedroom units; One 2-bedroom unit
• Bathrooms: Four full bathrooms (one in each unit)
• Heating & cooling: Hot water heating; Natural gas fuel
• Interior features: Circuit breakers; Full basement with stone foundation

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $345k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $340k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 $4,039/mo this rent would consume 65% 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 $10k 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 23 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1874 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $339,825 (1.5% below list)

Questions for the listing agent

1. Built in 1874 — 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. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $254,406
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Graham Ave #1	0.22mi	5/2.0	2,066 (-12%)	11mo	$225,000	$109	53
708 Jones St Unit 1 & 1/2	0.72mi	4/2.0 (-1)	2,024 (-13%)	4mo	$145,000	$72	27

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-8,097
• Equity at exit: $51,441

10-year hold

• IRR: 6.5%
• Equity multiple: 1.46×
• Total profit: $44,739
• Equity at exit: $29,829

Cash invested: $96,600 (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 54701

• Rents YoY: 2.1%
• Active inventory: 152
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $4,039 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $807

Break-even live

Break-even rent $3,018

Max offer price $345,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,045	-5% $926	+0% $807	+5% $687	+10% $568
Rent	-10% $488	-5% $647	+0% $807	+5% $966	+10% $1,126
Rate	-1.0pp $980	-0.5pp $894	base $807	+0.5pp $717	+1.0pp $626

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,040
Total (4 units)			$4,039

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $345,000 Active 23 DOM
2. 2026-06-18
   days on market $345,000 Active 22 DOM
3. 2026-06-17
   days on market $345,000 Active 21 DOM
4. 2026-06-16
   days on market $345,000 Active 20 DOM
5. 2026-06-15
   days on market $345,000 Active 19 DOM
6. 2026-06-13
   days on market $345,000 Active 16 DOM
7. 2026-06-10
   days on market $345,000 Active 14 DOM
8. 2026-06-09
   days on market $345,000 Active 13 DOM
9. 2026-06-08
   days on market $345,000 Active 12 DOM
10. 2026-06-07
    pricedays on market $345,000 Active 11 DOM
11. 2026-06-05
    remarks 596-char remark
12. 2026-06-05
    days on market $360,000 Active 8 DOM
13. 2026-06-02
    days on market $360,000 Active 6 DOM
14. 2026-06-01
    days on market $360,000 Active 5 DOM
15. 2026-05-31
    days on market $360,000 Active 4 DOM
16. 2026-05-30
    days on market $360,000 Active 3 DOM
17. 2026-05-26
    listed $360,000 Active

ⓘ 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: $48,468
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,877
• − Management: −$3,877
• − Depreciation: −$10,036
• Taxable income: $4,451
• Est. tax owed @ 24.0%: −$1,068
• After-tax cash flow: $8,611/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 · 13 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with a good roof and exterior. It has a well-maintained lawn and landscaping, and is located in a prime location. The property is ready for rental or resale with minor cosmetic updates.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping and lawn maintenance — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping and lawn maintenance — Improves curb appeal and rental value ↑

ⓘ 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

• 2026-05-26 Listed $360,000 RANWW