906 Cameron St · Eau Claire, WI 54703

$180,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 35 Days on market

Built 1922 0.31 ac lot $206/sqft · 7% below area Est $193k · 7% under

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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 +12.4/30.0
• ARV discount +10.4/15.0
• Livability +4.5/5.0
• DSCR +3.7/10.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath cutie is set on a spacious lot just minutes from downtown Eau Claire and Half Moon Beach. With thoughtful updates throughout, a new roof, and a functional layout, this one won?t last long.

Key facts

• Thoughtful updates
• Spacious lot
• Functional layout

Tags

• SPACIOUS LOT
• THOUGHTFUL UPDATES
• NEW ROOF
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Financial info: $2,207 annual tax (2025)

Exterior

• Parking: Asphalt parking
• Utilities: City water connected; City sewer connected; Oil fuel
• Home design: Residential property; One level
• Construction: Block foundation; Built on a block foundation
• Exterior features: Metal and vinyl exterior

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-31 ($-369/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (17.6% below list).
• Recommended offer: $148k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $140k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,367 (17.6% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.82% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (median comp): $192,577
• List price: $180,000
• Delta: -6.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 Platt St	0.24mi	2/1.5	858 (-2%)	4mo	$152,000	$177	81
2116 7th St	0.43mi	2/1.0	904 (+4%)	14mo	$174,900	$193	62
1819 9th St	0.22mi	2/1.0	769 (-12%)	13mo	$175,000	$228	59
2124 8th St	0.43mi	2/1.0	756 (-13%)	1mo	$185,000	$245	57
933 Cedar St	0.52mi	2/1.5	912 (+5%)	11mo	$230,000	$252	57
519 Cedar St	0.58mi	2/1.0	858 (-2%)	22mo	$175,000	$204	52
2024 1st St	0.66mi	2/1.5	780 (-11%)	3mo	$200,000	$256	48
524 Cedar St	0.60mi	2/1.0	832 (-5%)	21mo	$181,000	$218	47
910 Maple St	0.40mi	2/1.0	992 (+14%)	19mo	$215,000	$217	43
2208 5th St	0.56mi	2/1.5	980 (+12%)	13mo	$267,000	$272	41
531 Cedar St	0.57mi	2/1.0	966 (+11%)	19mo	$169,900	$176	40
508 Congress St	0.66mi	2/1.0	936 (+7%)	21mo	$205,000	$219	39

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-32,595
• Equity at exit: $26,839

10-year hold

• IRR: -13.0%
• Equity multiple: 0.27×
• Total profit: $-36,806
• Equity at exit: $15,563

Cash invested: $50,400 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$944
• Tax from tax record: −$184 /mo · $2,207/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-31

Break-even live

Break-even rent $1,523

Max offer price $174,562

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2130 4th St Eau Claire, WI	1.0	1.0	996	$1,395	$1.40	13d	1	0.59mi
1317 1st Ave Eau Claire, WI	2.0	1.0	700	$795	$1.14	43d	1	0.64mi
2016 N Oxford Ave Eau Claire, WI	2.0	1.0–2.0	1023	$2,600	$2.54	13d	33	0.69mi
218 10th Ave Eau Claire, WI	3.0	2.0	810	$1,275	$1.57	13d	1	0.79mi
920 Oxford Ave Apt 7 Eau Claire, WI	1.0	1.0	750	$725	$0.97	43d	1	0.82mi
1108 Meridian Heights Dr Apt 8 Eau Claire, WI	2.0	1.0	800	$825	$1.03	21d	1	0.86mi
315 Riverfront Ter Eau Claire, WI	1.0–2.0	1.0–2.0	974	$1,725	$1.77	43d	10	0.89mi
222 Wisconsin St Eau Claire, WI	1.0–2.0	1.0	981	$1,400	$1.43	43d	3	0.90mi
224 N Barstow St Eau Claire, WI	1.0–2.0	1.0–2.0	828	$2,350	$2.84	13d	20	0.99mi
100 N Farwell St Eau Claire, WI	2.0	1.0–2.0	787	$2,950	$3.75	13d	13	1.05mi
325 Main St Eau Claire, WI	2.0	1.0–2.0	777	$2,300	$2.96	43d	39	1.20mi
110 Niagara St Eau Claire, WI	3.0	1.0	680	$1,170	$1.72	13d	1	1.21mi
2332 Peters Dr Unit 2332 Eau Claire, WI	2.0	1.5	950	$1,345	$1.42	13d	1	1.23mi
816 Porter Ave Unit 207 Eau Claire, WI	2.0	1.0	952	$2,400	$2.52	43d	1	1.33mi
816 Porter Ave Unit 211 Eau Claire, WI	2.0	1.5	1074	$2,450	$2.28	43d	1	1.33mi
816 Porter Ave Eau Claire, WI	2.0	1.0–1.5	1013	$2,200	$2.17	13d	3	1.34mi
1206 Pershing St Unit 2 Eau Claire, WI	2.0	1.0	670	$1,050	$1.57	21d	1	1.35mi

Listing history 26 events

1. 2026-06-19
   days on market $180,000 Active 35 DOM
2. 2026-06-18
   days on market $180,000 Active 34 DOM
3. 2026-06-17
   days on market $180,000 Active 33 DOM
4. 2026-06-16
   days on market $180,000 Active 32 DOM
5. 2026-06-15
   days on market $180,000 Active 31 DOM
6. 2026-06-13
   days on market $180,000 Active 28 DOM
7. 2026-06-10
   days on market $180,000 Active 26 DOM
8. 2026-06-09
   days on market $180,000 Active 25 DOM
9. 2026-06-08
   days on market $180,000 Active 24 DOM
10. 2026-06-07
    days on market $180,000 Active 23 DOM
11. 2026-06-05
    days on market $180,000 Active 20 DOM
12. 2026-06-02
    days on market $180,000 Active 18 DOM
13. 2026-06-01
    days on market $180,000 Active 17 DOM
14. 2026-05-31
    days on market $180,000 Active 16 DOM
15. 2026-05-30
    days on market $180,000 Active 15 DOM
16. 2026-05-15
    listed $180,000 Active 217-char remark

    Show marketing remark (211 chars)

    This 2-bedroom, 1-bath cutie is set on a spacious lot just minutes from downtown Eau Claire and Half Moon Beach. With thoughtful updates throughout, a new roof, and a functional layout, this one won?t last long.

17. 2026-05-15
    listed $180,000 Active 217-char remark

    Show marketing remark (211 chars)

    This 2-bedroom, 1-bath cutie is set on a spacious lot just minutes from downtown Eau Claire and Half Moon Beach. With thoughtful updates throughout, a new roof, and a functional layout, this one won?t last long.

18. 2026-05-15
    listed $180,000 Active 211-char remark

    Show marketing remark (211 chars)

    This 2-bedroom, 1-bath cutie is set on a spacious lot just minutes from downtown Eau Claire and Half Moon Beach. With thoughtful updates throughout, a new roof, and a functional layout, this one won?t last long.

19. 2022-06-03
    soldstatus $140,000
20. 2022-06-03
    soldstatus $140,000
21. 2017-02-07
    soldstatus $83,800
22. 2009-07-23
    soldstatus $56,000
23. 2009-06-26
    historical
24. 2009-06-01
    listed $64,900
25. 2004-08-27
    soldstatus $70,000
26. 1997-11-01
    soldstatus $40,000

ⓘ 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: $2,207 · $184/mo
• Projected year-2 tax: $2,769 · $231/mo
• Expected delta: +$561/yr (+$47/mo · 25.4%)

ⓘ 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 ≥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: $17,804
• − Mortgage interest: −$10,083
• − Property taxes: −$2,207
• − Insurance: −$900
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$5,236
• Taxable loss: −$3,471
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $464/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

+350.0% since first listed

16 events — show timeline

• 2026-05-21 Relisted — WWRA
• 2026-05-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Contingent — RANWW
• 2026-05-21 Contingent — WWRA
• 2026-05-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $180,000 RANWW
• 2026-05-15 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $180,000 WWRA
• 2022-06-03 Sold (Public Records) $140,000 Public Records
• 2022-06-03 Sold (Public Records) $140,000 Public Records
• 2017-02-07 Sold (Public Records) $83,800 Public Records
• 2009-07-23 Sold (MLS) $56,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-01 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-27 Sold (Public Records) $70,000 Public Records
• 1997-11-01 Sold (Public Records) $40,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,207 · +2.2% YoY. Source: county tax records.