227 Parkview Ct #2 · Altoona, WI 54720

$145,000

2 bd · 1.0 ba · 1,350 sqft · Condo · 3 Days on market

Built 1984 $200/mo HOA · 14% of rent

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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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super clean, ready to move into, affordable 2 bedroom single story condo in Altoona! Very quiet location yet close to everything! Close to Altoona?s Centennial Park, walking paths and Otter Creek Hiking Area! Condo has an open floor plan with new paint throughout, newer LVP flooring in kitchen, dining area and living room. First floor laundry and spacious bedrooms with updated bath. Sliding doors off living room takes you to the large deck that overlooks the wooded hillside giving you nice privacy! Separate inside entrance to the lower level finished family room/rec room/storage area. Single car garage. New shingles on May 14, 2026. Don?t wait too long?make your offer, pack your things and

Key facts

• Open floor plan
• New paint
• Quiet location

Tags

• QUIET LOCATION
• CLOSE TO CENTENNIAL PARK
• WALKING PATHS
• OTTER CREEK HIKING AREA
• OPEN FLOOR PLAN
• NEW PAINT

Property features AI

Finance

• Other: Residential zoning
• HOA & community: Condo association with monthly fee (about $200/month; $2,400/year)

Exterior

• Parking: Attached 1-car garage with opener
• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Condo, one-story; Finished above grade living space about 960 (listed range 1251–1500 total); Finished below grade living space about 390
• Construction: Aluminum/steel siding
• Exterior features: Covered deck; Deck; Aluminum/steel exterior

Interior

• Kitchen: Dishwasher; Range/oven; Refrigerator; Kitchen on main level (approx. 8 x 8)
• Bedrooms: Main-level primary bedroom approximately 12 x 13; Main-level second bedroom approximately 12 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heat; Wall/sleeve air conditioning; Wall A/C
• Interior features: Ceiling fans; Circuit breakers; Full finished basement with poured concrete

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-37 ($-449/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (1.7% below list).
• Recommended offer: $138k (4.6% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 2.6% in Altoona — 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 (#159 in WI, #4,266 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Altoona School District (suburban): math 48% / reading 46% proficiency, ranked #75 of 342 in WI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $83k; list at $145k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $138,391 (4.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 8.5

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-25,758
• Equity at exit: $21,620

10-year hold

• IRR: -10.0%
• Equity multiple: 0.38×
• Total profit: $-25,007
• Equity at exit: $12,537

Cash invested: $40,600 (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 54720

• Active inventory: 33
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$760
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$60
• HOA: −$200
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-37

Break-even live

Break-even rent $1,473

Max offer price $138,391

Occupancy floor 98%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
299 Fairfax St Altoona, WI	1.0–3.0	1.0–2.0	1088	$1,422	$1.31	13d	3	0.19mi
2775 Patrick John Dr Eau Claire, WI	1.0–2.0	1.0–2.0	1070	$1,795	$1.68	13d	12	1.01mi
2941 Sawgrass Pl Altoona, WI	1.0–3.0	1.0–2.0	1116	$1,500	$1.34	13d	9	1.02mi
2619 Henry Ave Eau Claire, WI	2.0	1.0	900	$1,095	$1.22	43d	1	1.03mi
616 Ripley Ave Eau Claire, WI	3.0	1.0	900	$1,365	$1.52	13d	1	1.16mi
2511 Skeels Ave Unit 2513 Eau Claire, WI	1.0	1.0	900	$895	$0.99	21d	1	1.18mi
300 Yellowstone Trl Altoona, WI	1.0–3.0	1.0–2.0	1158	$1,495	$1.29	43d	4	1.21mi
300 Yellowstone Trl Altoona, WI	1.0–3.0	1.0–2.0	1158	$1,445	$1.25	13d	12	1.21mi
1885 Whistling Straits Dr Altoona, WI	1.0–3.0	1.0–2.0	1110	$1,570	$1.41	13d	9	1.45mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-14
   listed $145,000 Active
3. 2006-12-05
   soldstatus $82,900

ⓘ 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: $1,711 · $143/mo
• Projected year-2 tax: $2,197 · $183/mo
• Expected delta: +$486/yr (+$40/mo · 28.4%)

ⓘ 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 ≥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: $17,104
• − Mortgage interest: −$8,122
• − Property taxes: −$1,711
• − Insurance: −$725
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − HOA: −$2,400
• − Depreciation: −$4,218
• Taxable loss: −$2,809
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $225/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: Altoona School District
• NCES district ID: 5500270
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $51,846
• Composite: 40.49/100
• National rank: #3715
• State rank: #75 of 342 in WI

Livability — Altoona

• Score: 75/100
• State rank: #159
• US rank: #4266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altoona, WI
• County: Eau Claire County · 96,114 people
• City population: 8,947
• Metro: Eau Claire, WI
• Population (ZIP): 8,947
• Household income: $85,977
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 375.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 1% Asian 1%
• Common ancestry: Portuguese 14% Romanian 7% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -136.33%
• Current HPI: 230.4933
• Rent YoY: —
• 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

+74.9% since first listed

3 events — show timeline

• 2026-05-19 Pending — RANWW
• 2026-05-14 Listed $145,000 RANWW
• 2006-12-05 Sold (Public Records) $82,900 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,711 · +1.8% YoY. Source: county tax records.