1608 9th St Unit house · Menomonie, WI 54751

$185,000

7 bd · 1.5 ba · 1,846 sqft · Other · 38 Days on market

Built 1900 $100/sqft · 36% below area Est $287k · 36% under

---

Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 7-bedroom income-producing property boasts a strong rental history and is fully leased for the 2025?2026 school year at $1,590/month, with interest already building for 2026?2027. Fully leased for the year June 2026-May 2027 at $1800 a month, w/ tenants paying utilities. The main level features a spacious living room, two full bathrms, a large eat-in kitchen, and a convenient stackable washer and dryer. The interior is freshly painted in neutral tones, with well-maintained flooring throughout. Numerous windows have been updated for improved efficiency. A large, level parking area behind the home provides ample space for all tenants. Prime location near UW-Stout, Dick's Fresh Market, downtown Menomonie, and local parks.

Key facts

• Investment potential
• New windows
• Built 1900

Tags

• INVESTMENT POTENTIAL
• NEW WINDOWS
• FRESHLY PAINTED EXTERIOR

Property features AI

Finance

• Other: Basement described as silo/other (see remarks)

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family, multi-level home; Estimated finished above-grade area about 1,846
• Construction: Finished above grade approximately 1,846
• Exterior features: Wood exterior; Less than 1/2 acre lot

Interior

• Kitchen: 13 x 13 kitchen; Range/Oven; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on main level, about 13 x 10; Second bedroom on main level, about 13 x 14; Third bedroom on main level, about 13 x 7; Fourth bedroom on upper level, about 9 x 13
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Circuit breakers
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $185,000 price doesn't fit this home's estimated sale value (~$287,486) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 7-bed/1.5-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 151 units permitted in Dunn County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/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 38 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $185k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $287,486
• List price: $185,000
• Delta: -35.65%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-11,325
• Equity at exit: $27,584

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $11,947
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$223 /mo · $2,678/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $305

Break-even live

Break-even rent $1,608

Max offer price $185,000

Occupancy floor 80%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $185,000 Active 38 DOM
2. 2026-06-18
   days on market $185,000 Active 37 DOM
3. 2026-06-17
   days on market $185,000 Active 36 DOM
4. 2026-06-16
   days on market $185,000 Active 35 DOM
5. 2026-06-15
   days on market $185,000 Active 34 DOM
6. 2026-06-14
   days on market $185,000 Active 32 DOM
7. 2026-06-12
   days on market $185,000 Active 31 DOM
8. 2026-06-09
   days on market $185,000 Active 28 DOM
9. 2026-06-08
   days on market $185,000 Active 27 DOM
10. 2026-06-07
    days on market $185,000 Active 26 DOM
11. 2026-06-05
    pricedays on market $185,000 Active 24 DOM
12. 2026-06-03
    days on market $195,000 Active 22 DOM
13. 2026-06-02
    days on market $195,000 Active 21 DOM
14. 2026-06-01
    days on market $195,000 Active 20 DOM
15. 2026-05-31
    days on market $195,000 Active 19 DOM
16. 2026-05-30
    days on market $195,000 Active 18 DOM
17. 2026-05-12
    listed $195,000 Active 269-char remark
18. 2025-09-26
    historical 733-char remark

    Show marketing remark (733 chars)

    This 7-bedroom income-producing property boasts a strong rental history and is fully leased for the 2025?2026 school year at $1,590/month, with interest already building for 2026?2027. Fully leased for the year June 2026-May 2027 at $1800 a month, w/ tenants paying utilities. The main level features a spacious living room, two full bathrms, a large eat-in kitchen, and a convenient stackable washer and dryer. The interior is freshly painted in neutral tones, with well-maintained flooring throughout. Numerous windows have been updated for improved efficiency. A large, level parking area behind the home provides ample space for all tenants. Prime location near UW-Stout, Dick's Fresh Market, downtown Menomonie, and local parks.

19. 2025-03-25
    listed $185,000 Active 733-char remark

    Show marketing remark (733 chars)

    This 7-bedroom income-producing property boasts a strong rental history and is fully leased for the 2025?2026 school year at $1,590/month, with interest already building for 2026?2027. Fully leased for the year June 2026-May 2027 at $1800 a month, w/ tenants paying utilities. The main level features a spacious living room, two full bathrms, a large eat-in kitchen, and a convenient stackable washer and dryer. The interior is freshly painted in neutral tones, with well-maintained flooring throughout. Numerous windows have been updated for improved efficiency. A large, level parking area behind the home provides ample space for all tenants. Prime location near UW-Stout, Dick's Fresh Market, downtown Menomonie, and local parks.

20. 2019-10-08
    soldstatus $95,000
21. 2012-12-13
    historical
22. 2012-07-13
    listed $109,000
23. 2008-11-10
    historical
24. 2008-06-09
    listed $115,000
25. 2006-09-30
    historical
26. 2006-04-01
    listed $119,900
27. 2000-05-04
    soldstatus $70,000

ⓘ 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: $2,678 · $223/mo
• Projected year-2 tax: $3,050 · $254/mo
• Expected delta: +$372/yr (+$31/mo · 13.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $23,935
• − Mortgage interest: −$10,363
• − Property taxes: −$2,678
• − Insurance: −$925
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,382
• Taxable income: $758
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $3,482/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

+164.3% since first listed

12 events — show timeline

• 2026-06-05 Price Changed $185,000 RANWW
• 2026-05-12 Listed $195,000 RANWW
• 2025-09-26 Listing Removed — RANWW
• 2025-03-25 Listed $185,000 RANWW
• 2019-10-08 Sold (Public Records) $95,000 Public Records
• 2012-12-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-13 Listed $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-11-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-09 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-01 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-05-04 Sold (Public Records) $70,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,678 · +3.3% YoY. Source: county tax records.