812 W Lincoln St Unit 1&2 · Augusta, WI 54722

$145,000

6 bd · 4.0 ba · 2,200 sqft · MultiFamily · 220 Days on market

Built 1900 8,289 sqft lot ↓ 12% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Discover this duplex perfectly situated in the center of Augusta, just moments from shops, dining, and amenities. This solid property features a 2-bedroom (non conforming walk thru make a potential 3rd), 1-bath upper/lower unit and a 1-bedroom, 1-bath upper unit, both with strong rental history and tenants in place ? ideal for investors seeking steady cash flow or owner-occupants looking to live in one unit and rent the other. The owner currently covers water, sewer, and garbage, while tenants are responsible for electric, heat, snow removal, and lawn care, keeping expenses low and management simple. The lower unit includes convenient in-unit laundry, and both sides offer comfortable layout

Key facts

• In-unit laundry
• Unbeatable location
• Duplex

Tags

• DUPLEX
• IN-UNIT LAUNDRY
• TURNKEY OPPORTUNITY
• UNBEATABLE LOCATION

Property features AI

Finance

• Financial info: Two-unit property

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Duplex (multi-family); Estimated 2,001–2,500 total finished above-grade square footage; Less than 1/2 acre lot; Residential zoning
• Construction: Stucco construction
• Exterior features: Deck; Stucco exterior

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Unit 1: 1 bedroom; Unit 2: 2 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Baseboard heating; Forced air heating; Wall A/C; Electric and natural gas heat sources
• Interior features: Circuit breakers
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $834/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#621 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, schools F, amenities F.
• Augusta School District (rural): math 31% / reading 31% proficiency, ranked #268 of 342 in WI (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 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 $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.33% ✓
• Cap rate: 20.10%
• Cash-on-cash: 49.30%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.9%
• Equity multiple: 3.04×
• Total profit: $82,799
• Equity at exit: $21,620

10-year hold

• IRR: 52.7%
• Equity multiple: 6.15×
• Total profit: $209,114
• Equity at exit: $12,537

Cash invested: $40,600 (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 54722

• Home prices YoY: -21.2%
• Active inventory: 33
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,380 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $1,668

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,768	-5% $1,718	+0% $1,668	+5% $1,618	+10% $1,568
Rent	-10% $1,401	-5% $1,535	+0% $1,668	+5% $1,802	+10% $1,935
Rate	-1.0pp $1,741	-0.5pp $1,705	base $1,668	+0.5pp $1,631	+1.0pp $1,592

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,380
Total (2 units)			$3,380

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $145,000 Active 220 DOM
2. 2026-06-18
   days on market $145,000 Active 218 DOM
3. 2026-06-17
   days on market $145,000 Active 217 DOM
4. 2026-06-16
   days on market $145,000 Active 216 DOM
5. 2026-06-15
   days on market $145,000 Active 215 DOM
6. 2026-06-15
   days on market $145,000 Active 214 DOM
7. 2026-06-13
   days on market $145,000 Active 213 DOM
8. 2026-06-12
   days on market $145,000 Active 212 DOM
9. 2026-06-09
   days on market $145,000 Active 209 DOM
10. 2026-06-08
    days on market $145,000 Active 208 DOM
11. 2026-06-08
    days on market $145,000 Active 207 DOM
12. 2026-06-05
    days on market $145,000 Active 205 DOM
13. 2026-06-03
    days on market $145,000 Active 203 DOM
14. 2026-06-02
    days on market $145,000 Active 202 DOM
15. 2026-06-01
    days on market $145,000 Active 201 DOM
16. 2026-05-31
    days on market $145,000 Active 200 DOM
17. 2026-05-12
    status Active
18. 2026-04-30
    historical
19. 2026-03-24
    price $145,000
20. 2025-11-20
    price $155,000
21. 2025-10-31
    listed $165,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,560
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$3,245
• − Management: −$3,245
• − Depreciation: −$4,218
• Taxable income: $18,830
• Est. tax owed @ 24.0%: −$4,519
• After-tax cash flow: $15,498/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: Augusta School District
• NCES district ID: 5500630
• Math proficiency: 31% ▬ 0.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $46,926
• Composite: 26.75/100
• National rank: #7139
• State rank: #268 of 342 in WI

Livability — Augusta

• Score: 62/100
• State rank: #621
• US rank: #16236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Augusta, WI
• Population (ZIP): 4,175

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Romanian 5% Slovak 2%
• Foreign-born: 0%
• Languages at home: 91% English-only · German/W. Germanic 8%

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: ▼ -53.92%
• Current HPI: 199.7503
• Rent YoY: —
• Metro: —
• 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

-12.1% since first listed

5 events — show timeline

• 2026-05-12 Relisted — RANWW
• 2026-04-30 Listing Removed — RANWW
• 2026-03-24 Price Changed $145,000 RANWW
• 2025-11-20 Price Changed $155,000 RANWW
• 2025-10-31 Listed $165,000 RANWW