1212 Grand Ave #31 · Wausau, WI 54403

$124,900

1 bd · 1.0 ba · 750 sqft · Condo public records · 21 Days on market

Built 1982

---

Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet One Bedroom Upper Unit Condo in the Secured Eastridge Condominiums. Kitchen has been updated with New Stainless Appliances, Refrigerator, Range, Dishwasher & Microwave & includes a pantry. New Carpet runs through the Dining, Large Living Room & Bedroom. Off the Living Room you have sliding glass doors leading out to your Private Deck with a storage closet. The bathroom has a linen closet & a private toilet shower area. ,You have access to Beautiful Lake Wausau by either taking in the views off the large deck or taking your kayak for a trip around the lake. A Washer & Dryer are also included in the unit. You have heated underground parking with one stall(space 18) & one storage unit included. There is elevator access from the parking area, to both the main floor & 2nd floor located at front on building. Monthly Condo Association fees are $124.00. This information is compiled from miscellaneous sources and is believed accurate but not warranted. Neither the listing broker nor its agents, sub-agents or property owner are responsible for the accuracy of the information. Buyers are advised to verify all information.

Key facts

• Covered deck
• Private condo
• New walk-in shower

Tags

• NEW INTERIOR COMMON AREAS
• EXTENSIVE LANDSCAPING
• UPDATED KITCHEN
• NEW WALK-IN SHOWER
• PRIVATE CONDO
• COVERED DECK

Property features AI

Finance

• HOA & community: Part of Eastridge Condos

Exterior

• Parking: Built-in under-home 1-car garage with opener
• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Condominium unit in a 2-story building; Condo unit entry on main level
• Construction: Shingle roof
• Exterior features: Deck; Brick exterior; Lake frontage on Lake Wausau

Interior

• Kitchen: Refrigerator; Range/oven; Dishwasher; Microwave; Garbage disposal
• Bedrooms: Master bedroom on main level, approximately 11 x 13
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Electric radiant heat; Wall/window air conditioning
• Interior features: Carpet and vinyl flooring; Ceiling fans; Smoke detectors; Cable/satellite available; High-speed internet
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $4 ($43/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 $110k (11.8% below list).
• Recommended offer: $110k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% in Wausau — 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 91/100 on livability (#4 in WI, #55 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D.
• Wausau School District (urban): math 33% / reading 36% proficiency, ranked #235 of 342 in WI (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John Marshall Elementary (math 32% / reading 27%, grade F, #705 of 1,041 statewide, top 71%, 225 students, 53% FRL); East High (math 25% / reading 29%, grade F, #260 of 483 statewide, top 58%, 902 students, 42% FRL).
• Market conditions: 79 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 298 units permitted in Marathon County in 2024 (81 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marathon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $110,219 (11.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-19,990
• Equity at exit: $18,623

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-17,034
• Equity at exit: $10,799

Cash invested: $34,972 (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 54403

• Home prices YoY: -31.3%
• Active inventory: 79
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,102 high
• Mortgage (P&I): −$655
• Tax from tax record: −$149 /mo · $1,789/yr
• Insurance: −$52
• HOA est. from 3 same-building comps: −$11
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $4

Break-even live

Break-even rent $1,098

Max offer price $124,900

Occupancy floor 95%

Sensitivity live

Price	-10% $74	-5% $39	+0% $4	+5% $-32	+10% $-67
Rent	-10% $-83	-5% $-40	+0% $4	+5% $47	+10% $91
Rate	-1.0pp $67	-0.5pp $35	base $4	+0.5pp $-29	+1.0pp $-62

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Grand Ave Wausau, WI	2.0	1.0	900	$1,300	$1.44	45d	2	0.12mi
920 Grand Ave Wausau, WI	2.0	1.5	1100	$1,300	$1.18	45d	1	0.18mi
914 Grand Ave Apt 10 Wausau, WI	2.0	1.5	1100	$1,650	$1.50	45d	1	0.20mi
701 Prospect Ave Unit 3 Wausau, WI	1.0	1.0	750	$675	$0.90	45d	1	0.38mi
702 S 10th St Unit 8 Wausau, WI	2.0	1.0	800	$950	$1.19	45d	1	0.49mi
110 Adrian St Wausau, WI	2.0	1.0	700	$795	$1.14	45d	1	0.62mi
714 Jackson St Unit 2 Wausau, WI	2.0	1.0	900	$725	$0.81	45d	1	0.82mi
1331 S 8th Ave Wausau, WI	2.0	1.0	677	$1,465	$2.16	45d	1	1.14mi
313 Callon St Wausau, WI	2.0	1.0	800	$1,075	$1.34	45d	1	1.35mi
708 Fulton St Wausau, WI	2.0	1.0	1020	$1,165	$1.14	45d	1	1.39mi
1120 S 12th Ave Wausau, WI	2.0	1.0	700	$775	$1.11	45d	1	1.41mi
16 Fulton St Wausau, WI	1.0	1.0	682	$1,375	$2.02	45d	1	1.44mi
519 Steuben St Wausau, WI	2.0	1.0	650	$725	$1.12	45d	2	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-10
   status $124,900 Pending 21 DOM
2. 2026-06-09
   days on market $124,900 Active 21 DOM
3. 2026-06-08
   days on market $124,900 Active 20 DOM
4. 2026-06-07
   days on market $124,900 Active 19 DOM
5. 2026-06-02
   days on market $124,900 Active 14 DOM
6. 2026-06-01
   days on market $124,900 Active 13 DOM
7. 2026-05-31
   days on market $124,900 Active 12 DOM
8. 2026-05-30
   days on market $124,900 Active 11 DOM
9. 2026-05-19
   listed $124,900 Active
10. 2019-07-24
    soldstatus $75,000
11. 2019-07-23
    soldstatus $75,000 Sold 1177-char remark

    Show marketing remark (1177 chars)

    Quiet One Bedroom Upper Unit Condo in the Secured Eastridge Condominiums. Kitchen has been updated with New Stainless Appliances, Refrigerator, Range, Dishwasher & Microwave & includes a pantry. New Carpet runs through the Dining, Large Living Room & Bedroom. Off the Living Room you have sliding glass doors leading out to your Private Deck with a storage closet. The bathroom has a linen closet & a private toilet shower area. ,You have access to Beautiful Lake Wausau by either taking in the views off the large deck or taking your kayak for a trip around the lake. A Washer & Dryer are also included in the unit. You have heated underground parking with one stall(space 18) & one storage unit included. There is elevator access from the parking area, to both the main floor & 2nd floor located at front on building. Monthly Condo Association fees are $124.00. This information is compiled from miscellaneous sources and is believed accurate but not warranted. Neither the listing broker nor its agents, sub-agents or property owner are responsible for the accuracy of the information. Buyers are advised to verify all information.

12. 2019-07-02
    historical Contingent 1177-char remark

    Show marketing remark (1177 chars)

    Quiet One Bedroom Upper Unit Condo in the Secured Eastridge Condominiums. Kitchen has been updated with New Stainless Appliances, Refrigerator, Range, Dishwasher & Microwave & includes a pantry. New Carpet runs through the Dining, Large Living Room & Bedroom. Off the Living Room you have sliding glass doors leading out to your Private Deck with a storage closet. The bathroom has a linen closet & a private toilet shower area. ,You have access to Beautiful Lake Wausau by either taking in the views off the large deck or taking your kayak for a trip around the lake. A Washer & Dryer are also included in the unit. You have heated underground parking with one stall(space 18) & one storage unit included. There is elevator access from the parking area, to both the main floor & 2nd floor located at front on building. Monthly Condo Association fees are $124.00. This information is compiled from miscellaneous sources and is believed accurate but not warranted. Neither the listing broker nor its agents, sub-agents or property owner are responsible for the accuracy of the information. Buyers are advised to verify all information.

13. 2019-05-22
    listed $79,900 Active 1177-char remark

    Show marketing remark (1177 chars)

    Quiet One Bedroom Upper Unit Condo in the Secured Eastridge Condominiums. Kitchen has been updated with New Stainless Appliances, Refrigerator, Range, Dishwasher & Microwave & includes a pantry. New Carpet runs through the Dining, Large Living Room & Bedroom. Off the Living Room you have sliding glass doors leading out to your Private Deck with a storage closet. The bathroom has a linen closet & a private toilet shower area. ,You have access to Beautiful Lake Wausau by either taking in the views off the large deck or taking your kayak for a trip around the lake. A Washer & Dryer are also included in the unit. You have heated underground parking with one stall(space 18) & one storage unit included. There is elevator access from the parking area, to both the main floor & 2nd floor located at front on building. Monthly Condo Association fees are $124.00. This information is compiled from miscellaneous sources and is believed accurate but not warranted. Neither the listing broker nor its agents, sub-agents or property owner are responsible for the accuracy of the information. Buyers are advised to verify all information.

14. 2003-10-01
    soldstatus $65,000
15. 2001-08-31
    soldstatus $59,000
16. 2000-04-28
    soldstatus $57,500

ⓘ 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: $1,789 · $149/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$261/yr (+$22/mo · 14.6%)

ⓘ 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 ≥95°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,226
• − Mortgage interest: −$6,996
• − Property taxes: −$1,789
• − Insurance: −$624
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − HOA: −$132
• − Depreciation: −$3,633
• Taxable loss: −$2,065
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $539/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: Wausau School District
• NCES district ID: 5515900
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $47,238
• Composite: 29.66/100
• National rank: #6466
• State rank: #235 of 342 in WI

Livability — Wausau

• Score: 91/100
• State rank: #4
• US rank: #55

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wausau, WI
• County: Marathon County · 76,019 people
• City population: 56,642
• Metro: Wausau-Weston, WI
• Population (ZIP): 24,950
• Household income: $69,030
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 898.0

Population outlook (Marathon County) Hauer SSP2

• Today (2025): 138,030 people
• By 2030: 138,087 · +0.0%
• By 2040: 135,688 · -1.7%
• By 2050: 129,390 · -6.3%
• By 2075: 110,912 · -19.6%
• By 2100: 85,136 · -38.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Asian 5% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Portuguese 6% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Other Asian/Pacific 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Marathon

• 2024 margin: R (+18.7) · D 40.1% · R 58.7% · Other 1.2%
• 2008→2024 swing: -27.5pp toward R · 2008: 8.9pp · 2024: -18.7pp
• All cycles: 2024: R+18.7 2020: R+18.0 2016: R+18.2 2012: R+6.1 2008: D+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.29%
• Current HPI: 197.893
• Rent YoY: —
• Metro: Wausau-Weston, 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

+117.2% since first listed

8 events — show timeline

• 2026-05-19 Listed $124,900 CWMLS
• 2019-07-24 Sold (Public Records) $75,000 Public Records
• 2019-07-23 Sold (MLS) $75,000 CWMLS
• 2019-07-02 Contingent — CWMLS
• 2019-05-22 Listed $79,900 CWMLS
• 2003-10-01 Sold (Public Records) $65,000 Public Records
• 2001-08-31 Sold (Public Records) $59,000 Public Records
• 2000-04-28 Sold (Public Records) $57,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,789 · -1.8% YoY. Source: county tax records.