2423 6th St · Eau Claire, WI 54703

$134,999

2 bd · 1.0 ba · 710 sqft · SingleFamily public records · 30 Days on market

Built 1928 2,748 sqft lot Est $174k · 22% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• 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

Why rent when you can own your very own 2 bedroom home right in the middle of Eau Claire! This charming 2 bedroom house offers everything you need in a small package. Featuring 2 bedrooms on the main level a full bath and a good sized kitchen. The basement has plenty of storage plus hook ups for washer and dryer. Come and take a look at this charming house before its gone.

Key facts

• 2,748 sq ft lot
• Built 1928
• Listed 29 days

Property features AI

Finance

• Financial info: Possible income-producing property

Exterior

• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Single-family, one-story home; Estimated finished above-grade area about 710
• Construction: Poured concrete foundation
• Exterior features: Hardboard siding; Lot under 1/2 acre (approx. 0.0631 acre)

Interior

• Kitchen: Kitchen on main level (approx. 15 x 12)
• Bedrooms: Main-level master bedroom approximately 12 x 12; Main-level second bedroom approximately 12 x 12
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating (oil-fired); Central air conditioning
• Interior features: Circuit breakers; Full poured concrete basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 30 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.
• Current owner paid $97k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,974 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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 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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $173,950
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2124 8th St	0.27mi	2/1.0	756 (+6%)	1mo	$185,000	$245	76
2607 6th St	0.10mi	1/1.0 (-1)	622 (-12%)	2mo	$160,000	$257	68
2024 1st St	0.43mi	2/1.5	780 (+10%)	3mo	$200,000	$256	60
418 Cedar St	0.14mi	1/1.0 (-1)	619 (-13%)	14mo	$145,000	$234	56
933 James St	0.56mi	2/1.0	726 (+2%)	20mo	$177,500	$244	54
1819 9th St	0.47mi	2/1.0	769 (+8%)	13mo	$175,000	$228	54
109 Oak Park Ave	0.69mi	2/1.0	624 (-12%)	15mo	$160,000	$256	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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,871
• Equity at exit: $20,129

10-year hold

• IRR: 3.6%
• Equity multiple: 1.25×
• Total profit: $9,335
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$708
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $259

Break-even live

Break-even rent $1,179

Max offer price $134,999

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1820 Whipple St Eau Claire, WI	1.0	1.0	449	$850	$1.89	43d	1	0.47mi
2016 N Oxford Ave Eau Claire, WI	2.0	1.0–2.0	1023	$2,600	$2.54	13d	33	0.49mi
1206 Pershing St Unit 2 Eau Claire, WI	2.0	1.0	670	$1,050	$1.57	20d	1	0.74mi
1317 1st Ave Eau Claire, WI	2.0	1.0	700	$795	$1.14	43d	1	0.78mi
315 Riverfront Ter Eau Claire, WI	1.0–2.0	1.0–2.0	974	$1,725	$1.77	43d	10	0.91mi
224 N Barstow St Eau Claire, WI	1.0–2.0	1.0–2.0	828	$2,350	$2.84	13d	20	0.99mi
100 N Farwell St Eau Claire, WI	2.0	1.0–2.0	787	$2,950	$3.75	13d	13	1.10mi
920 Oxford Ave Apt 7 Eau Claire, WI	1.0	1.0	750	$725	$0.97	43d	1	1.13mi
131 S Barstow St Unit 303 Eau Claire, WI	1.0	1.0	488	$975	$2.00	13d	1	1.21mi
325 Main St Eau Claire, WI	2.0	1.0–2.0	777	$2,300	$2.96	43d	39	1.36mi

Listing history 22 events

1. 2026-06-19
   days on market $134,999 Active 30 DOM
2. 2026-06-18
   days on market $134,999 Active 29 DOM
3. 2026-06-17
   days on market $134,999 Active 28 DOM
4. 2026-06-16
   days on market $134,999 Active 27 DOM
5. 2026-06-15
   days on market $134,999 Active 26 DOM
6. 2026-06-13
   days on market $134,999 Active 23 DOM
7. 2026-06-10
   days on market $134,999 Active 21 DOM
8. 2026-06-09
   days on market $134,999 Active 20 DOM
9. 2026-06-09
   price $134,999 Active 19 DOM
10. 2026-06-08
    days on market $137,499 Active 19 DOM
11. 2026-06-07
    days on market $137,499 Active 18 DOM
12. 2026-06-05
    days on market $137,499 Active 15 DOM
13. 2026-06-02
    days on market $137,499 Active 13 DOM
14. 2026-06-01
    days on market $137,499 Active 12 DOM
15. 2026-05-31
    days on market $137,499 Active 11 DOM
16. 2026-05-30
    days on market $137,499 Active 10 DOM
17. 2026-05-20
    listed $137,499 Active
18. 2021-09-15
    soldstatus $97,000
19. 2020-02-04
    soldstatus $75,000
20. 2012-01-18
    historical
21. 2010-09-07
    listed $64,500
22. 2007-12-04
    soldstatus $59,000

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,251 · $188/mo
• Expected delta: +$246/yr (+$21/mo · 12.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $18,073
• − Mortgage interest: −$7,562
• − Property taxes: −$2,005
• − Insurance: −$675
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$3,927
• Taxable income: $1,013
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,860/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

+133.0% since first listed

6 events — show timeline

• 2026-05-20 Listed $137,499 RANWW
• 2021-09-15 Sold (Public Records) $97,000 Public Records
• 2020-02-04 Sold (Public Records) $75,000 Public Records
• 2012-01-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-09-07 Listed $64,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-04 Sold (Public Records) $59,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,005 · +2.2% YoY. Source: county tax records.