917 N 8th Ave · Wausau, WI 54401

$195,000

4 bd · 4.0 ba · 1,344 sqft · SingleFamily public records

Built 1947 6,969 sqft lot Est $191k · at est.

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +6.5/15.0
• Rent growth +5.0/5.0
• Livability +4.5/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained and updated West side Cape Cod. Newly remodeled 2 full baths with tile. Newer beautiful featherstone cabinets in kitchen. All stainless stell GE appliances included plus washer and dryer. Charming refinished hardwood floors plus updated flooring throughout. All newer windows. Updated furnace and A/C unit. New roof in 2019. New tank-less water heater. Newer front door too. Solid 6-panel oak doors and trim on main. Updated electrical and tons of character and charm and storage and built-ins. Fenced rear yard with newer rear fencing, deck and patio plus garage. Easy to view!

Key facts

• 6,969 sq ft lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (22.8% below list).
• Recommended offer: $151k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.3% 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: schools C-, 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.
• Market conditions: Rents rising fast (+10.2%/yr); 66 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $6k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; list at $195k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,613 (22.8% 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.77% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $190,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 N 2nd Ave	0.34mi	4/1.0	1,352 (+1%)	0mo	$230,000	$170	71
908 N 10th Ave	0.14mi	4/1.0	1,404 (+4%)	8mo	$180,500	$129	68
1009 N 7th Ave	0.09mi	4/1.0	1,480 (+10%)	5mo	$185,000	$125	63
508 N 9th Ave	0.37mi	4/1.0	1,284 (-4%)	0mo	$182,500	$142	63
1105 N 6th Ave	0.18mi	3/2.0 (-1)	1,260 (-6%)	9mo	$206,000	$163	60
917 N 1st Ave	0.40mi	3/2.0 (-1)	1,300 (-3%)	4mo	$180,000	$138	60
1104 Holub St	0.40mi	3/1.5 (-1)	1,360 (+1%)	8mo	$152,000	$112	58
814 N 2nd Ave	0.33mi	4/2.0	1,509 (+12%)	1mo	$208,000	$138	55
1114 N 1st Ave	0.40mi	3/1.0 (-1)	1,328 (-1%)	10mo	$191,000	$144	54
427 N 6th Ave	0.43mi	3/1.5 (-1)	1,274 (-5%)	3mo	$170,000	$133	54
1002 Maple St	0.70mi	3/1.5 (-1)	1,424 (+6%)	0mo	$270,000	$190	42
1111 Pine St	0.49mi	3/1.5 (-1)	1,232 (-8%)	7mo	$215,000	$175	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.34×
• Total profit: $-36,005
• Equity at exit: $29,075

10-year hold

• IRR: -2.4%
• Equity multiple: 0.80×
• Total profit: $-10,922
• Equity at exit: $16,860

Cash invested: $54,600 (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 54401

• Home prices YoY: -32.2%
• Rents YoY: 10.2%
• Active inventory: 66
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$281 /mo · $3,370/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-195

Break-even live

Break-even rent $1,753

Max offer price $160,575

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 W Union Ave Wausau, WI	3.0	1.0	1556	$1,550	$1.00	44d	1	0.13mi
517 N 2nd Ave Wausau, WI	3.0	1.0	1458	$1,445	$0.99	44d	1	0.46mi
1105 Cedar St Wausau, WI	3.0	1.0	954	$1,550	$1.62	44d	1	0.52mi
1520 Elm St Wausau, WI	3.0	1.0–2.0	1250	$3,399	$2.72	44d	3	0.81mi
516 Hamilton St Wausau, WI	3.0	1.0	1166	$1,595	$1.37	44d	1	1.13mi
714 Chicago Ave Unit 714 Wausau, WI	3.0	1.0	900	$1,195	$1.33	44d	1	1.23mi
637 S 3rd Ave Unit Upper Wausau, WI	3.0	1.0	1000	$1,095	$1.09	44d	1	1.29mi
807 Lincoln Ave Wausau, WI	4.0	1.0	1674	$1,500	$0.90	44d	1	1.30mi
733 S 6th Ave Wausau, WI	3.0	1.0	1000	$995	$0.99	44d	1	1.38mi

Listing history 5 events

1. 2026-04-29
   listed $195,000
2. 2026-04-29
   historical
3. 2018-09-18
   soldstatus $125,000
4. 2017-04-12
   soldstatus $117,000
5. 2005-09-07
   soldstatus $100,000

ⓘ 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: $3,370 · $281/mo
• Projected year-2 tax: $3,489 · $291/mo
• Expected delta: +$119/yr (+$10/mo · 3.5%)

ⓘ 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 1/10 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: $18,074
• − Mortgage interest: −$10,923
• − Property taxes: −$3,370
• − Insurance: −$975
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,673
• Taxable loss: −$5,759
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $-956/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): 31,692
• Household income: $71,586
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 665.0

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 (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 12% Lithuanian 4% Portuguese 4%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Other Asian/Pacific 9% Spanish 3% Other Indo-European 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: ▼ -99.85%
• Current HPI: 210.5242
• Rent YoY: ▲ 10.15%
• 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

+95.0% since first listed

5 events — show timeline

• 2026-04-29 Listing Removed — CWMLS
• 2026-04-29 Listed $195,000 CWMLS
• 2018-09-18 Sold (Public Records) $125,000 Public Records
• 2017-04-12 Sold (Public Records) $117,000 Public Records
• 2005-09-07 Sold (Public Records) $100,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,370 · -1.9% YoY. Source: county tax records.