1109 3rd St W · Menomonie, WI 54751

$169,900

4 bd · 2.0 ba · 1,098 sqft · Other · 163 Days on market

Built 1900 8,712 sqft lot $155/sqft · 17% below area Est $204k · 17% 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 +21.3/30.0
• ARV discount +14.9/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Economical single family / family rental (4) Bedroom / 1.5 Bath home located near UW-Stout, walking/biking distance to downtown, and close to the Red Cedar Trail! Nicely updated baths, metal roof on the majority of the home added in 2016, water heater just 3 yrs old, hardwood floors, plenty of room to build a garage and more! Loads of storage in the basement. We invite you to come take a look!

Key facts

• Updated baths
• Metal roof
• Water heater

Tags

• UPDATED BATHS
• METAL ROOF
• WATER HEATER
• HARDWOOD FLOORS
• STORAGE IN BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% in Menomonie — 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 82/100 on livability (#50 in WI, #1,248 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Menomonie Area School District (town): math 40% / reading 40% proficiency, ranked #157 of 342 in WI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 105 active listings in the ZIP; 151 units permitted in Dunn County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $170k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $203,552
• List price: $169,900
• Delta: -16.53%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-12,330
• Equity at exit: $25,333

10-year hold

• IRR: 2.1%
• Equity multiple: 1.14×
• Total profit: $6,856
• Equity at exit: $14,690

Cash invested: $47,572 (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 54751

• Rents YoY: 2.6%
• Active inventory: 105
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $250

Break-even live

Break-even rent $1,501

Max offer price $169,900

Occupancy floor 81%

Sensitivity live

Price	-10% $346	-5% $298	+0% $250	+5% $202	+10% $154
Rent	-10% $106	-5% $178	+0% $250	+5% $322	+10% $393
Rate	-1.0pp $335	-0.5pp $293	base $250	+0.5pp $206	+1.0pp $161

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $169,900 Active 163 DOM
2. 2026-06-18
   days on market $169,900 Active 162 DOM
3. 2026-06-17
   days on market $169,900 Active 161 DOM
4. 2026-06-16
   days on market $169,900 Active 160 DOM
5. 2026-06-15
   days on market $169,900 Active 159 DOM
6. 2026-06-14
   days on market $169,900 Active 157 DOM
7. 2026-06-12
   days on market $169,900 Active 156 DOM
8. 2026-06-09
   days on market $169,900 Active 153 DOM
9. 2026-06-08
   days on market $169,900 Active 152 DOM
10. 2026-06-07
    days on market $169,900 Active 151 DOM
11. 2026-06-05
    days on market $169,900 Active 149 DOM
12. 2026-06-03
    days on market $169,900 Active 147 DOM
13. 2026-06-02
    days on market $169,900 Active 146 DOM
14. 2026-06-01
    days on market $169,900 Active 145 DOM
15. 2026-05-31
    days on market $169,900 Active 144 DOM
16. 2026-05-30
    days on market $169,900 Active 143 DOM
17. 2026-05-11
    price $189,900 396-char remark

    Show marketing remark (396 chars)

    Economical single family / family rental (4) Bedroom / 1.5 Bath home located near UW-Stout, walking/biking distance to downtown, and close to the Red Cedar Trail! Nicely updated baths, metal roof on the majority of the home added in 2016, water heater just 3 yrs old, hardwood floors, plenty of room to build a garage and more! Loads of storage in the basement. We invite you to come take a look!

18. 2026-05-11
    price $189,900 396-char remark

    Show marketing remark (396 chars)

    Economical single family / family rental (4) Bedroom / 1.5 Bath home located near UW-Stout, walking/biking distance to downtown, and close to the Red Cedar Trail! Nicely updated baths, metal roof on the majority of the home added in 2016, water heater just 3 yrs old, hardwood floors, plenty of room to build a garage and more! Loads of storage in the basement. We invite you to come take a look!

19. 2026-05-11
    price $189,900 396-char remark

    Show marketing remark (396 chars)

    Economical single family / family rental (4) Bedroom / 1.5 Bath home located near UW-Stout, walking/biking distance to downtown, and close to the Red Cedar Trail! Nicely updated baths, metal roof on the majority of the home added in 2016, water heater just 3 yrs old, hardwood floors, plenty of room to build a garage and more! Loads of storage in the basement. We invite you to come take a look!

20. 2026-03-17
    price $199,000 396-char remark

    Show marketing remark (396 chars)

    Economical single family / family rental (4) Bedroom / 1.5 Bath home located near UW-Stout, walking/biking distance to downtown, and close to the Red Cedar Trail! Nicely updated baths, metal roof on the majority of the home added in 2016, water heater just 3 yrs old, hardwood floors, plenty of room to build a garage and more! Loads of storage in the basement. We invite you to come take a look!

21. 2026-03-17
    price $199,000 396-char remark

    Show marketing remark (396 chars)

    Economical single family / family rental (4) Bedroom / 1.5 Bath home located near UW-Stout, walking/biking distance to downtown, and close to the Red Cedar Trail! Nicely updated baths, metal roof on the majority of the home added in 2016, water heater just 3 yrs old, hardwood floors, plenty of room to build a garage and more! Loads of storage in the basement. We invite you to come take a look!

22. 2026-03-17
    price $199,000 396-char remark

    Show marketing remark (396 chars)

    Economical single family / family rental (4) Bedroom / 1.5 Bath home located near UW-Stout, walking/biking distance to downtown, and close to the Red Cedar Trail! Nicely updated baths, metal roof on the majority of the home added in 2016, water heater just 3 yrs old, hardwood floors, plenty of room to build a garage and more! Loads of storage in the basement. We invite you to come take a look!

23. 2026-01-07
    listed $209,900 Active 396-char remark

    Show marketing remark (396 chars)

    Economical single family / family rental (4) Bedroom / 1.5 Bath home located near UW-Stout, walking/biking distance to downtown, and close to the Red Cedar Trail! Nicely updated baths, metal roof on the majority of the home added in 2016, water heater just 3 yrs old, hardwood floors, plenty of room to build a garage and more! Loads of storage in the basement. We invite you to come take a look!

24. 2026-01-07
    listed $209,900 Active 396-char remark

    Show marketing remark (396 chars)

    Economical single family / family rental (4) Bedroom / 1.5 Bath home located near UW-Stout, walking/biking distance to downtown, and close to the Red Cedar Trail! Nicely updated baths, metal roof on the majority of the home added in 2016, water heater just 3 yrs old, hardwood floors, plenty of room to build a garage and more! Loads of storage in the basement. We invite you to come take a look!

25. 2026-01-07
    listed $209,900 Active 396-char remark

    Show marketing remark (396 chars)

    Economical single family / family rental (4) Bedroom / 1.5 Bath home located near UW-Stout, walking/biking distance to downtown, and close to the Red Cedar Trail! Nicely updated baths, metal roof on the majority of the home added in 2016, water heater just 3 yrs old, hardwood floors, plenty of room to build a garage and more! Loads of storage in the basement. We invite you to come take a look!

26. 2018-11-18
    historical
27. 2018-06-12
    listed $93,000 Active
28. 2010-11-28
    historical
29. 2010-06-01
    listed $75,000
30. 2003-06-10
    soldstatus $105,000

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,918 · $243/mo
• Expected delta: +$225/yr (+$19/mo · 8.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 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: $21,812
• − Mortgage interest: −$9,517
• − Property taxes: −$2,692
• − Insurance: −$850
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$4,943
• Taxable income: $321
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $2,921/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: Menomonie Area School District
• NCES district ID: 5509090
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $47,172
• Composite: 34.23/100
• National rank: #5262
• State rank: #157 of 342 in WI

Livability — Menomonie

• Score: 82/100
• State rank: #50
• US rank: #1248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menomonie, WI
• County: Dunn County · 26,193 people
• City population: 26,193
• Metro: Menomonie, WI
• Population (ZIP): 26,193
• Household income: $72,028
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 821.0

Population outlook (Dunn County) Hauer SSP2

• Today (2025): 45,435 people
• By 2030: 45,694 · +0.6%
• By 2040: 45,329 · -0.2%
• By 2050: 44,343 · -2.4%
• By 2075: 42,497 · -6.5%
• By 2100: 40,616 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 5% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 15% Romanian 6% Lithuanian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 1% Chinese 1%

Political lean MEDSL · Dunn

• 2024 margin: R (+15.9) · D 41.5% · R 57.4% · Other 1.2%
• 2008→2024 swing: -30.9pp toward R · 2008: 14.9pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+13.9 2016: R+11.2 2012: D+5.0 2008: D+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.07%
• Current HPI: 214.7943
• Rent YoY: ▲ 2.59%
• Metro: Menomonie, 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

+80.9% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $189,900 WWRA
• 2026-05-11 Price Changed $189,900 RANWW
• 2026-05-11 Price Changed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $199,000 RANWW
• 2026-03-17 Price Changed $199,000 WWRA
• 2026-03-17 Price Changed $199,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-07 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-07 Listed $209,900 RANWW
• 2026-01-07 Listed $209,900 WWRA
• 2018-11-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-12 Listed $93,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-01 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-10 Sold (Public Records) $105,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,692 · +3.3% YoY. Source: county tax records.