1503 4th St · Menomonie, WI 54751

$10,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 18 Days on market

Built 1938

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

For Sale by Auction! List price is the starting bid - Online Auction. Auction Date: July 1, 2026 beginning to end at 6:00pm. Complete details are available upon request. 1-story home with two bedrooms, one bathroom, kitchen & living room on the main level. Lower level is unfinished. Two car attached garage. The home has a private shallow well in the basement ? Well pump is inoperable. The residence has not had water for at least one year. The home does have city sewer. It is heated by a fuel oil furnace ? 265gal. fuel oil tank in basement, no central air. Selling absolutely AS-IS. Auction is being conducted by Lee Real Estate & Auction Service. Any and all personal property left

Key facts

• 2 garage spots
• Built 1938
• Listed 17 days

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Municipal sewer
• Home design: Single-family, 1-story residence; Estimated living area in the 1,001–1,250 sq ft range
• Construction: Block in cellar/basement
• Exterior features: Asphalt exterior; Garden shed/outbuilding

Interior

• Kitchen: Kitchen on main level, approximately 15 x 11
• Bedrooms: Main-level primary bedroom, approximately 11 x 11; Main-level second bedroom, approximately 11 x 11
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating; Oil-fired heat
• Interior features: Circuit breakers; Other interior features (see remarks)
• Laundry & utility: Cellar with block construction

🔨 Auction listing. The $10,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $176,000 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $-35 ($-417/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $10k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.1% 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; 4 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; 151 units permitted in Dunn County in 2024 (0 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($10k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 26.4% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,850 (1.5% 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. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $176,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 W 16th Ave	0.17mi	2/1.0	1,128 (+2%)	14mo	$102,025	$90	76
302 21st Ave	0.38mi	3/1.0 (+1)	1,148 (+4%)	5mo	$192,000	$167	66
602 20th Ave	0.31mi	3/1.0 (+1)	1,166 (+6%)	20mo	$186,900	$160	53
2014 3rd St	0.48mi	3/1.5 (+1)	1,148 (+4%)	15mo	$178,900	$156	51
2222 4th St	0.63mi	2/1.0	950 (-14%)	3mo	$190,000	$200	45
E4271 528th Ave	0.65mi	3/1.0 (+1)	1,038 (-6%)	21mo	$124,900	$120	38

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 · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-31,324
• Equity at exit: $26,242

10-year hold

• IRR: -11.2%
• Equity multiple: 0.34×
• Total profit: $-32,535
• Equity at exit: $15,217

Cash invested: $49,280 (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: 0.6×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$923
• Tax est. 1.5%: −$220 /mo · $2,640/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-35

Break-even live

Break-even rent $1,540

Max offer price $170,973

Occupancy floor 97%

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 12th Ave E Menomonie, WI	1.0–2.0	1.0–2.0	825	$2,050	$2.48	12d	1	1.11mi
1910 11th Ave E Menomonie, WI	2.0	2.0	1102	$1,550	$1.41	12d	1	1.40mi
1958 11th Ave E Menomonie, WI	1.0	1.0	838	$1,295	$1.55	43d	1	1.48mi
1942 11th Ave E Menomonie, WI	2.0	2.0	1102	$1,550	$1.41	43d	1	1.48mi

Listing history 14 events

1. 2026-06-19
   days on market $10,000 Active 18 DOM
2. 2026-06-18
   days on market $10,000 Active 17 DOM
3. 2026-06-17
   days on market $10,000 Active 16 DOM
4. 2026-06-16
   days on market $10,000 Active 15 DOM
5. 2026-06-15
   days on market $10,000 Active 14 DOM
6. 2026-06-14
   days on market $10,000 Active 12 DOM
7. 2026-06-12
   days on market $10,000 Active 11 DOM
8. 2026-06-09
   days on market $10,000 Active 8 DOM
9. 2026-06-08
   days on market $10,000 Active 7 DOM
10. 2026-06-07
    days on market $10,000 Active 6 DOM
11. 2026-06-05
    days on market $10,000 Active 4 DOM
12. 2026-06-03
    days on market $10,000 Active 2 DOM
13. 2026-06-02
    remarks 691-char remark
14. 2026-06-02
    listed $10,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $17,948
• − Mortgage interest: −$9,859
• − Property taxes: −$2,640
• − Insurance: −$880
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$5,120
• Taxable loss: −$3,423
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $405/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

1 event — show timeline

• 2026-06-01 Listed $10,000 RANWW

Property tax history

+1.7%/yr

Latest (2025): $2,507 · +4.1% YoY. Source: county tax records.