325 Washington Ave · Stevens Point, WI 54481

$204,900

3 bd · 1.0 ba · 1,050 sqft · Other · 35 Days on market

Built 1890 5,662 sqft lot

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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 +13.6/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 325 Washington Ave in the heart of Stevens Point! This charming property offers a fantastic opportunity to enjoy comfortable living in a convenient central location. The home features a functional layout with inviting living spaces, abundant natural light, and plenty of room to make it your own. Situated near downtown Stevens Point, you will love the easy access to local shops, restaurants, parks, and the university. Whether you're searching for a primary residence or an investment opportunity, this property offers both character and potential in a desirable neighborhood. Don?t miss your chance to own a home in this vibrant community!

Key facts

• Central location
• 5,662 sq ft lot
• Built 1890

Tags

• CENTRAL LOCATION
• ABUNDANT NATURAL LIGHT
• EASY ACCESS TO LOCAL SHOPS
• NEAR DOWNTOWN STEVENS POINT
• DESIRABLE NEIGHBORHOOD

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: 2-story single-family home
• Construction: Shingle roof; Below-grade unfinished area (650)
• Exterior features: Vinyl exterior; Lot about 0.13 acre; Zoned residential; Less than 1/2 acre

Interior

• Kitchen: Refrigerator; Range/Oven; Dishwasher
• Bedrooms: Master bedroom on upper level; Second bedroom on upper level; Third bedroom on main level
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air; Natural gas heat
• Interior features: Wood floors; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $9 ($113/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (13.3% below list).
• Recommended offer: $178k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.6% in Stevens Point — 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 85/100 on livability (#27 in WI, #490 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: employment D+.
• Stevens Point Area Public School District (town): math 36% / reading 38% proficiency, ranked #203 of 342 in WI (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stevens Point Area Senior High (math 31% / reading 31%, grade F, #204 of 483 statewide, top 43%, 1,462 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 70 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 255 units permitted in Portage County in 2024 (115 in 5+ unit buildings).
• This rent runs 36% of the median local income ($60k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $84k; list at $205k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,670 (13.3% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 0.87% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-31,439
• Equity at exit: $30,551

10-year hold

• IRR: -5.7%
• Equity multiple: 0.62×
• Total profit: $-21,764
• Equity at exit: $17,716

Cash invested: $57,372 (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 54481

• Rents YoY: 3.6%
• Active inventory: 70
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$234 /mo · $2,811/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $9

Break-even live

Break-even rent $1,765

Max offer price $204,900

Occupancy floor 94%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 Centerpoint Dr Stevens Point, WI	2.0	1.0–2.0	666	$1,975	$2.97	43d	59	0.56mi
209 Division St Stevens Point, WI	2.0	1.0–2.0	880	$1,799	$2.04	43d	3	1.02mi

Listing history 23 events

1. 2026-06-19
   days on market $204,900 Active 35 DOM
2. 2026-06-18
   days on market $204,900 Active 34 DOM
3. 2026-06-17
   days on market $204,900 Active 33 DOM
4. 2026-06-16
   days on market $204,900 Active 32 DOM
5. 2026-06-15
   days on market $204,900 Active 31 DOM
6. 2026-06-14
   days on market $204,900 Active 29 DOM
7. 2026-06-12
   days on market $204,900 Active 28 DOM
8. 2026-06-09
   days on market $204,900 Active 25 DOM
9. 2026-06-08
   days on market $204,900 Active 24 DOM
10. 2026-06-07
    days on market $204,900 Active 23 DOM
11. 2026-06-02
    days on market $204,900 Active 18 DOM
12. 2026-06-01
    days on market $204,900 Active 17 DOM
13. 2026-05-31
    days on market $204,900 Active 16 DOM
14. 2026-05-30
    days on market $204,900 Active 15 DOM
15. 2026-05-15
    listed $204,900 Active
16. 2026-05-06
    historical 653-char remark

    Show marketing remark (653 chars)

    Welcome to 325 Washington Ave in the heart of Stevens Point! This charming property offers a fantastic opportunity to enjoy comfortable living in a convenient central location. The home features a functional layout with inviting living spaces, abundant natural light, and plenty of room to make it your own. Situated near downtown Stevens Point, you will love the easy access to local shops, restaurants, parks, and the university. Whether you're searching for a primary residence or an investment opportunity, this property offers both character and potential in a desirable neighborhood. Don?t miss your chance to own a home in this vibrant community!

17. 2026-04-06
    status Active 653-char remark

    Show marketing remark (653 chars)

    Welcome to 325 Washington Ave in the heart of Stevens Point! This charming property offers a fantastic opportunity to enjoy comfortable living in a convenient central location. The home features a functional layout with inviting living spaces, abundant natural light, and plenty of room to make it your own. Situated near downtown Stevens Point, you will love the easy access to local shops, restaurants, parks, and the university. Whether you're searching for a primary residence or an investment opportunity, this property offers both character and potential in a desirable neighborhood. Don?t miss your chance to own a home in this vibrant community!

18. 2026-03-10
    historical Contingent 653-char remark

    Show marketing remark (653 chars)

    Welcome to 325 Washington Ave in the heart of Stevens Point! This charming property offers a fantastic opportunity to enjoy comfortable living in a convenient central location. The home features a functional layout with inviting living spaces, abundant natural light, and plenty of room to make it your own. Situated near downtown Stevens Point, you will love the easy access to local shops, restaurants, parks, and the university. Whether you're searching for a primary residence or an investment opportunity, this property offers both character and potential in a desirable neighborhood. Don?t miss your chance to own a home in this vibrant community!

19. 2026-02-10
    listed $209,900 Active 653-char remark

    Show marketing remark (653 chars)

    Welcome to 325 Washington Ave in the heart of Stevens Point! This charming property offers a fantastic opportunity to enjoy comfortable living in a convenient central location. The home features a functional layout with inviting living spaces, abundant natural light, and plenty of room to make it your own. Situated near downtown Stevens Point, you will love the easy access to local shops, restaurants, parks, and the university. Whether you're searching for a primary residence or an investment opportunity, this property offers both character and potential in a desirable neighborhood. Don?t miss your chance to own a home in this vibrant community!

20. 2015-03-27
    soldstatus $83,500 Sold 797-char remark

    Show marketing remark (797 chars)

    Character and charm infused 3 bedroom, 1 bath home in a fantastic city location. Within walking distance to downtown and Bukholt park, along with scenic views of the Wisconsin River, you will fall in love with this location. Alley access, metal siding and a new roof in 2014 bring together great exterior features. Walk into a fully remodeled kitchen, completed in 2013, with refinished hardwood floors and newer appliances. ,Bathroom features titled floors and tub surround with a new granite countertop vanity installed January 2015. In addition, home is equipped with new light fixtures and all new replacement windows, except front picture window, completed in January 2015. Freshly painted and extremely clean home has plenty to offer and looking for that new owner. Ask for a showing today!!

21. 2015-02-04
    listed $85,000 Active 797-char remark

    Show marketing remark (797 chars)

    Character and charm infused 3 bedroom, 1 bath home in a fantastic city location. Within walking distance to downtown and Bukholt park, along with scenic views of the Wisconsin River, you will fall in love with this location. Alley access, metal siding and a new roof in 2014 bring together great exterior features. Walk into a fully remodeled kitchen, completed in 2013, with refinished hardwood floors and newer appliances. ,Bathroom features titled floors and tub surround with a new granite countertop vanity installed January 2015. In addition, home is equipped with new light fixtures and all new replacement windows, except front picture window, completed in January 2015. Freshly painted and extremely clean home has plenty to offer and looking for that new owner. Ask for a showing today!!

22. 2006-02-23
    soldstatus $75,500
23. 2002-05-07
    soldstatus $54,000

ⓘ 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: $2,811 · $234/mo
• Projected year-2 tax: $3,301 · $275/mo
• Expected delta: +$490/yr (+$41/mo · 17.4%)

ⓘ 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 ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,320
• − Mortgage interest: −$11,478
• − Property taxes: −$2,811
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$5,961
• Taxable loss: −$3,365
• Est. tax savings @ 24.0%: +$808
• After-tax cash flow: $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: Stevens Point Area Public School District
• NCES district ID: 5514490
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $50,284
• Composite: 32.03/100
• National rank: #5825
• State rank: #203 of 342 in WI

Livability — Stevens Point

• Score: 85/100
• State rank: #27
• US rank: #490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stevens Point, WI
• County: Portage County · 43,112 people
• City population: 28,242
• Metro: Stevens Point, WI
• Population (ZIP): 28,242
• Household income: $59,545
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 945.0

Population outlook (Portage County) Hauer SSP2

• Today (2025): 71,902 people
• By 2030: 72,387 · +0.7%
• By 2040: 72,081 · +0.2%
• By 2050: 70,729 · -1.6%
• By 2075: 68,457 · -4.8%
• By 2100: 65,574 · -8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Asian 4% Black 2%
• Common ancestry: Romanian 24% Portuguese 6% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Portage

• 2024 margin: Toss-up / Even · D 49.8% · R 48.6% · Other 1.6%
• 2008→2024 swing: -26.7pp toward R · 2008: 27.9pp · 2024: 1.2pp
• All cycles: 2024: D+1.2 2020: D+2.8 2016: D+3.2 2012: D+13.9 2008: D+27.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.29%
• Current HPI: 237.4151
• Rent YoY: ▲ 3.64%
• Metro: Stevens Point, 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

+279.4% since first listed

9 events — show timeline

• 2026-05-15 Listed $204,900 CWMLS
• 2026-05-06 Listing Removed — CWMLS
• 2026-04-06 Relisted — CWMLS
• 2026-03-10 Contingent — CWMLS
• 2026-02-10 Listed $209,900 CWMLS
• 2015-03-27 Sold (MLS) $83,500 CWMLS
• 2015-02-04 Listed $85,000 CWMLS
• 2006-02-23 Sold (Public Records) $75,500 Public Records
• 2002-05-07 Sold (Public Records) $54,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,811 · +10.7% YoY. Source: county tax records.