507 Folsom St · Eau Claire, WI 54703

$135,000

3 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 27 Days on market

Built 1916 7,318 sqft lot Est $216k · 38% 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 +22.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +7.0/10.0
• 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

Opportunity awaits at 507 Folsom St. in Eau Claire! This classic home offers a functional layout with space to make it your own, featuring a comfortable living and dining area highlighted by hardwood floors, along with a main floor bedroom and flexible office space ideal for working from home. Upstairs, you?ll find two additional bedrooms plus an expansive attic area with great potential for a future bonus room, playroom, or additional storage. The home also includes an unfinished basement providing ample storage space, along with a detached one-car garage. Great location with easy access to downtown, parks, schools, and major roadways. This property offers a great opportunity for owner-occ

Key facts

• Expansive attic area
• Unfinished basement
• Main floor bedroom

Tags

• HARDWOOD FLOORS
• MAIN FLOOR BEDROOM
• FLEXIBLE OFFICE SPACE
• EXPANSIVE ATTIC AREA
• UNFINISHED BASEMENT
• DETACHED ONE-CAR GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Less than 1/2 acre lot
• Construction: Full basement with block foundation
• Exterior features: Enclosed porch; Vinyl exterior

Interior

• Kitchen: Kitchen on main level — 11 x 13
• Bedrooms: Master bedroom (Main) — 12 x 10; Bedroom 2 (Upper) — 13 x 11; Bedroom 3 (Upper) — 13 x 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heating fuel
• Interior features: Circuit breakers; High-speed internet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $215 ($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 8.2% 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; 8 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 27 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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: property tax is 2.9% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $216,306
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Folsom St	0.00mi	3/1.0	1,182 (0%)	1mo	$135,000	$114	99
505 Selma St	0.15mi	3/1.5	1,214 (+3%)	2mo	$125,000	$103	85
2910 8th St	0.17mi	2/1.0 (-1)	1,232 (+4%)	6mo	$212,000	$172	74
709 Bolles St	0.26mi	2/1.0 (-1)	1,200 (+2%)	8mo	$170,000	$142	74
518 Truax Blvd	0.07mi	2/2.0 (-1)	1,136 (-4%)	9mo	$225,000	$198	73
2805 7th St	0.13mi	3/1.0	1,301 (+10%)	5mo	$232,500	$179	73
827 Truax Blvd	0.26mi	4/1.5 (+1)	1,250 (+6%)	1mo	$228,000	$182	70
2712 3rd St	0.26mi	2/1.5 (-1)	1,132 (-4%)	6mo	$207,000	$183	69
520 Fountain St	0.38mi	2/1.0 (-1)	1,283 (+8%)	3mo	$237,000	$185	61
6442 Burr Oak Ln Lot 45	0.31mi	2/2.0 (-1)	1,330 (+12%)	9mo	$397,500	$299	48
3816 Old Wells Rd	0.74mi	2/1.0 (-1)	1,040 (-12%)	7mo	$327,000	$314	35
2029 4th St	0.65mi	2/1.5 (-1)	1,006 (-15%)	8mo	$197,000	$196	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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,662
• Equity at exit: $20,129

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $3,188
• 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: 6.8×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$708
• Tax from tax record: −$328 /mo · $3,936/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $215

Break-even live

Break-even rent $1,383

Max offer price $135,000

Occupancy floor 82%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2016 N Oxford Ave Eau Claire, WI	2.0	1.0–2.0	1023	$2,600	$2.54	13d	33	0.76mi
1317 1st Ave Eau Claire, WI	2.0	1.0	700	$795	$1.14	43d	1	1.08mi
222 Wisconsin St Eau Claire, WI	1.0–2.0	1.0	981	$1,400	$1.43	43d	3	1.16mi
315 Riverfront Ter Eau Claire, WI	1.0–2.0	1.0–2.0	974	$1,725	$1.77	43d	10	1.16mi
2332 Peters Dr Unit 2332 Eau Claire, WI	2.0	1.5	950	$1,345	$1.42	13d	1	1.21mi
224 N Barstow St Eau Claire, WI	1.0–2.0	1.0–2.0	828	$2,350	$2.84	13d	20	1.23mi
100 N Farwell St Eau Claire, WI	2.0	1.0–2.0	787	$2,950	$3.75	13d	13	1.34mi
1014 Oxford Ave Unit 1/2 Eau Claire, WI	4.0	1.0	1244	$1,396	$1.12	43d	1	1.40mi

Listing history 11 events

1. 2026-04-30
   status Pending
2. 2026-04-03
   listed $135,000 Active
3. 2021-06-04
   soldstatus $135,000
4. 2008-08-07
   historical
5. 2008-05-12
   listed $94,900
6. 2007-05-15
   historical
7. 2006-04-03
   listed $94,900
8. 2005-11-16
   historical
9. 2005-05-10
   listed $99,900
10. 1996-11-01
    soldstatus $48,500
11. 1985-03-01
    soldstatus $22,000

ⓘ 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: $3,936 · $328/mo
• Projected year-2 tax: $3,936 · $328/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,864
• − Mortgage interest: −$7,562
• − Property taxes: −$3,936
• − Insurance: −$675
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$3,927
• Taxable income: $585
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $2,445/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

+513.6% since first listed

11 events — show timeline

• 2026-04-30 Pending — RANWW
• 2026-04-03 Listed $135,000 RANWW
• 2021-06-04 Sold (Public Records) $135,000 Public Records
• 2008-08-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-12 Listed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-03 Listed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-10 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-11-01 Sold (Public Records) $48,500 Public Records
• 1985-03-01 Sold (Public Records) $22,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,936 · +19.3% YoY. Source: county tax records.