7007 W Becher St · West Allis, WI 53219

$850,000

None bd · None ba · — sqft · MultiFamily · 83 Days on market

Built 1956 10,018 sqft lot

---

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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

100% occupied, all brick and well-maintained multi-family building offers a great income generating opportunity for any purchaser. There is a total of eight 1-bedroom units with spacious living rooms and eat in kitchens. This multi-family also offers on-site coined washer and dryer, private storage, and off-street parking. This is an opportunity you wouldn't want to miss!

Key facts

• Hardwood floors
• Restaurants and bars
• 0.23 acre lot

Tags

• 8 UNIT INVESTMENT OPPORTUNITY
• ASSIGNED STORAGE IN BASEMENT
• OFF STREET SURFACE PARKING
• HARDWOOD FLOORS
• RESTAURANTS AND BARS

Property features AI

Finance

• Other: 8-unit building

Exterior

• Parking: Outdoor parking available; Inside parking available
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Multi-family property; Apartment building; 1–2 stories
• Construction: Stone and/or brick construction; Full block basement
• Exterior features: Brick and stone exterior; Lot under 1/2 acre (approximately 0.23 acre); Zoned G2 Commercial

Interior

• Kitchen: Oven/Range (8 included); Refrigerator (8 included)
• Heating & cooling: Hot water/steam heating; Wall/sleeve air conditioning; Natural gas heat fuel
• Interior features: Full block basement
• Laundry & utility: Washer (included); Dryer (included)

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/1.0-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $205/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $850k).
• Recommended offer: $799k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.3% in West Allis — 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 79/100 on livability (#69 in WI, #1,958 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• West Allis-West Milwaukee School District (urban): math 17% / reading 26% proficiency, ranked #328 of 342 in WI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.1%/yr); 55 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $9,509/mo this rent would consume 162% of the median local household income ($70k/yr) (locally 902% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $238k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($799k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 14y ago; this cycle's ask is 87079% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $674k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $799,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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 1956 — 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. 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 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: 1.12% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7007 W Becher St	0.00mi	—/—	—	1mo	$820,000	—	87
2219 S 70th St #2221	0.13mi	3/2.0	1,224	1mo	$250,000	$204	80
2222 S 72nd St	0.17mi	3/2.0	1,577	1mo	$296,000	$188	79
7024 W Lincoln Ave	0.22mi	4/2.0	1,260	1mo	$210,000	$167	76
2040 S 78th St	0.48mi	4/2.0	1,652	0mo	$200,000	$121	65
2436 S 75th St #2438	0.50mi	4/2.0	1,800	1mo	$350,000	$194	64
1602 S 75th St #1604	0.53mi	4/2.5	1,675	1mo	$308,500	$184	62
2196 S 79th St	0.56mi	3/2.0	1,640	1mo	$287,000	$175	61
6205 W Mitchell St #6207	0.67mi	6/2.0	1,846	1mo	$230,000	$125	55
2043 S 81st St #2045	0.69mi	4/3.0	1,489	1mo	$349,000	$234	55
5912 W Beloit Rd #5914	0.74mi	5/2.0	1,932	1mo	$230,000	$119	52
2344 S 60th St #2346	0.75mi	4/2.0	1,850	1mo	$325,000	$176	52

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 · 5.09% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-12,859
• Equity at exit: $126,738

10-year hold

• IRR: 10.4%
• Equity multiple: 1.89×
• Total profit: $211,140
• Equity at exit: $73,492

Cash invested: $238,000 (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 53219

• Home prices YoY: -29.8%
• Rents YoY: 5.1%
• Active inventory: 55
• Price-to-rent: 59.6×

Monthly cashflow live

• Estimated rent: $9,509 high
• Mortgage (P&I): −$4,457
• Tax est. 1.5%: −$1,062 /mo · $12,750/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,997
• Net cashflow: $1,638

Break-even live

Break-even rent $7,436

Max offer price $850,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$9,512
Total (8 units)			$9,509

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7007 W Becher St West Allis, WI	1.0	1.0	800	$975	$1.22	23d	1	0.02mi
7205 W Becher St Unit 7205-05 West Allis, WI	1.0	1.0	—	$900	—	3d	1	0.10mi
7205 W Becher St Unit 7205-06 West Allis, WI	1.0	1.0	—	$900	—	17d	1	0.10mi
1924 S 69th St Unit My West Allis, WI	2.0	1.0	—	$1,395	—	3d	1	0.26mi
6521 Beloit Rd Apt 4 West Allis, WI	1.0	1.0	800	$935	$1.17	3d	1	0.37mi
1732 S 71st St Unit 1732 West Allis, WI	3.0	1.0	912	$1,795	$1.97	12d	1	0.38mi
6901 W Mitchell St Unit 6903 West Allis, WI	2.0	1.0	800	$945	$1.18	3d	1	0.43mi
6901 W Mitchell St Unit 6903 West Allis, WI	2.0	1.0	800	$1,150	$1.44	23d	1	0.43mi
6406 W Lincoln Ave Unit 32 West Allis, WI	1.0	1.0	850	$920	$1.08	3d	1	0.47mi
1624 S 75th St West Allis, WI	1.0	1.0	—	$875	—	14d	1	0.51mi
2008 S 79th St Unit 2008 Upper West Allis, WI	1.0	1.0	—	$950	—	14d	1	0.55mi
2551 S 68th St Milwaukee, WI	2.0	1.0	—	$1,195	—	4d	1	0.57mi
1553 S 75th St Unit 1553 West Allis, WI	2.0	1.0	1008	$1,595	$1.58	3d	1	0.60mi
2034 S 81st St West Allis, WI	2.0	1.0	900	$1,800	$2.00	3d	1	0.65mi
2028 S 81st St West Allis, WI	2.0	1.0	930	$1,600	$1.72	23d	1	0.65mi
2640 S 69th St #2642 Milwaukee, WI	2.0	1.0	1200	$1,549	$1.29	43d	1	0.66mi
1444 S 70th St West Allis, WI	1.0	1.0	800	$979	$1.22	16d	3	0.67mi
2238 S 82nd St Milwaukee, WI	2.0	1.0	1000	$1,360	$1.36	3d	1	0.73mi
6516 W National Ave Unit 1460-105 West Allis, WI	1.0	1.0	675	$1,495	$2.21	3d	1	0.74mi
6516 W National Ave Unit 1460-102 West Allis, WI	2.0	2.0	1143	$1,775	$1.55	3d	1	0.74mi
6516 W National Ave Unit 1441-309 West Allis, WI	2.0	2.0	1150	$1,575	$1.37	21d	1	0.74mi
6516 W National Ave Unit 1441-114 West Allis, WI	1.0	1.0	675	$1,425	$2.11	3d	1	0.74mi
6516 W National Ave Unit 6501-310 West Allis, WI	2.0	2.0	1289	$1,995	$1.55	23d	1	0.74mi
6516 W National Ave Unit 6501-212 West Allis, WI	2.0	2.0	1204	$1,945	$1.62	23d	1	0.74mi
6516 W National Ave Unit 1430-107 West Allis, WI	1.0	1.0	880	$1,610	$1.83	12d	1	0.74mi
6516 W National Ave Unit 1460-205 West Allis, WI	1.0	1.0	823	$1,525	$1.85	12d	1	0.74mi
6516 W National Ave Unit 6501-209 West Allis, WI	2.0	2.0	1150	$1,695	$1.47	3d	1	0.74mi
6516 W National Ave Unit 1441-105 West Allis, WI	2.0	2.0	1143	$1,745	$1.53	23d	1	0.74mi
6516 W National Ave Unit 1460-104 West Allis, WI	1.0	1.0	880	$1,610	$1.83	23d	1	0.74mi
6516 W National Ave Unit 6519-101 West Allis, WI	2.0	2.0	1204	$1,945	$1.62	16d	1	0.74mi
6516 W National Ave Unit 1460-110 West Allis, WI	2.0	1.0	1080	$1,815	$1.68	16d	1	0.74mi
1467 S 78th St Milwaukee, WI	2.0	1.0	1000	$1,500	$1.50	12d	1	0.77mi
2517 S 61st St Milwaukee, WI	1.0	1.0	900	$1,600	$1.78	23d	1	0.77mi
7500 W Greenfield Ave Unit 7504 Upper West Allis, WI	2.0	1.0	844	$1,250	$1.48	23d	1	0.79mi
2716 S Cleveland Park Dr Milwaukee, WI	3.0	2.5	—	$3,000	—	2d	1	0.81mi
7745 W Beloit Rd Milwaukee, WI	3.0	1.5	1500	$1,875	$1.25	3d	1	0.83mi
6400 W Greenfield Ave West Allis, WI	2.0	1.0	950	$2,148	$2.26	1d	3	0.87mi
1336 S 63rd St #1338 West Allis, WI	1.0	1.0	800	$950	$1.19	23d	1	0.95mi
8530 W National Ave West Allis, WI	1.0–3.0	1.0–2.0	1037	$2,442	$2.35	1d	6	0.96mi
1301 S 63rd St Uppr -6307 West Allis, WI	3.0	1.0	1150	$1,650	$1.43	23d	1	0.98mi

Listing history 36 events

1. 2026-05-22
   listed $975
2. 2026-05-19
   status Pending
3. 2026-05-02
   historical $975
4. 2026-04-17
   historical Contingent
5. 2026-04-09
   price $850,000
6. 2026-02-24
   listed $899,000 Active
7. 2026-02-13
   price $975
8. 2026-01-23
   listed $875
9. 2025-08-07
   historical $995
10. 2025-07-31
    listed $995
11. 2024-10-23
    historical $775
12. 2024-10-21
    listed $775
13. 2024-05-23
    historical $870
14. 2024-04-26
    listed $870
15. 2024-04-26
    historical $950
16. 2024-04-16
    price $950
17. 2024-04-12
    listed $900
18. 2022-04-15
    soldstatus $674,000 Sold 374-char remark

    Show marketing remark (374 chars)

    100% occupied, all brick and well-maintained multi-family building offers a great income generating opportunity for any purchaser. There is a total of eight 1-bedroom units with spacious living rooms and eat in kitchens. This multi-family also offers on-site coined washer and dryer, private storage, and off-street parking. This is an opportunity you wouldn't want to miss!

19. 2022-03-19
    historical Contingent 374-char remark

    Show marketing remark (374 chars)

    100% occupied, all brick and well-maintained multi-family building offers a great income generating opportunity for any purchaser. There is a total of eight 1-bedroom units with spacious living rooms and eat in kitchens. This multi-family also offers on-site coined washer and dryer, private storage, and off-street parking. This is an opportunity you wouldn't want to miss!

20. 2022-03-16
    listed $675,000 Active 374-char remark

    Show marketing remark (374 chars)

    100% occupied, all brick and well-maintained multi-family building offers a great income generating opportunity for any purchaser. There is a total of eight 1-bedroom units with spacious living rooms and eat in kitchens. This multi-family also offers on-site coined washer and dryer, private storage, and off-street parking. This is an opportunity you wouldn't want to miss!

21. 2022-02-20
    price $750
22. 2015-06-30
    soldstatus $395,000 Sold 256-char remark

    Show marketing remark (256 chars)

    This building is in great shape and has been very well managed. Great cash flow. Average rent $600 per unit. Extra income from onsite coin pop laundry. Upgrades include, new roof 2013, new boiler 2003. Many long term tents. Outside parking for eight cars.

23. 2015-06-04
    historical Contingent 256-char remark

    Show marketing remark (256 chars)

    This building is in great shape and has been very well managed. Great cash flow. Average rent $600 per unit. Extra income from onsite coin pop laundry. Upgrades include, new roof 2013, new boiler 2003. Many long term tents. Outside parking for eight cars.

24. 2015-04-03
    listed $425,000 Active 256-char remark

    Show marketing remark (256 chars)

    This building is in great shape and has been very well managed. Great cash flow. Average rent $600 per unit. Extra income from onsite coin pop laundry. Upgrades include, new roof 2013, new boiler 2003. Many long term tents. Outside parking for eight cars.

25. 2012-10-05
    listed $499,500
26. 2012-10-05
    historical
27. 2012-10-05
    listed $459,900
28. 2012-10-05
    historical
29. 2012-10-04
    historical
30. 2012-10-04
    listed $417,900
31. 2012-10-04
    historical
32. 2012-10-04
    listed $394,900
33. 2012-10-03
    listed $359,900
34. 2012-10-03
    historical
35. 2012-01-27
    soldstatus $356,900
36. 2006-01-30
    soldstatus $464,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $114,108
• − Mortgage interest: −$47,613
• − Property taxes: −$12,750
• − Insurance: −$4,250
• − Repairs & maintenance: −$9,129
• − Management: −$9,129
• − Depreciation: −$24,727
• Taxable income: $6,510
• Est. tax owed @ 24.0%: −$1,562
• After-tax cash flow: $18,093/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: West Allis-West Milwaukee School District
• NCES district ID: 5516260
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $45,620
• Composite: 18.71/100
• National rank: #8881
• State rank: #328 of 342 in WI

Livability — West Allis

• Score: 79/100
• State rank: #69
• US rank: #1958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Allis, WI
• County: Milwaukee County · 926,379 people
• City population: 57,365
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 34,764
• Household income: $70,388
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 902.0

Population outlook (Milwaukee County) Hauer SSP2

• Today (2025): 995,758 people
• By 2030: 1,009,124 · +1.3%
• By 2040: 1,028,128 · +3.3%
• By 2050: 1,040,066 · +4.4%
• By 2075: 1,057,849 · +6.2%
• By 2100: 1,039,774 · +4.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 31% Two or more races 16% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 22% Puerto Rican 7%
• Common ancestry: Romanian 12% Portuguese 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Philippines, China
• Languages at home: 77% English-only · Spanish 19% Other Asian/Pacific 2%

Political lean MEDSL · Milwaukee

• 2024 margin: Solid D (+38.5) · D 68.3% · R 29.8% · Other 1.8%
• 2008→2024 swing: +2.7pp toward D · 2008: 35.9pp · 2024: 38.5pp
• All cycles: 2024: D+38.5 2020: D+39.9 2016: D+37.5 2012: D+34.6 2008: D+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.46%
• Current HPI: 278.8314
• Rent YoY: ▲ 5.09%
• Metro: Milwaukee-Waukesha, 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

+83.2% since first listed

36 events — show timeline

• 2026-05-22 Listed for Rent $975 SHOWMOJO
• 2026-05-19 Pending — METROMLS
• 2026-05-02 Rental Removed $975 SHOWMOJO
• 2026-04-17 Contingent — METROMLS
• 2026-04-09 Price Changed $850,000 METROMLS
• 2026-02-24 Listed $899,000 METROMLS
• 2026-02-13 Price Changed $975 SHOWMOJO
• 2026-01-23 Listed for Rent $875 SHOWMOJO
• 2025-08-07 Rental Removed $995 SHOWMOJO
• 2025-07-31 Listed for Rent $995 SHOWMOJO
• 2024-10-23 Rental Removed $775 SHOWMOJO
• 2024-10-21 Listed for Rent $775 SHOWMOJO
• 2024-05-23 Rental Removed $870 APPFOLIO
• 2024-04-26 Listed for Rent $870 APPFOLIO
• 2024-04-26 Rental Removed $950 APPFOLIO
• 2024-04-16 Price Changed $950 APPFOLIO
• 2024-04-12 Listed for Rent $900 APPFOLIO
• 2022-04-15 Sold (MLS) $674,000 METROMLS
• 2022-03-19 Contingent — METROMLS
• 2022-03-16 Listed $675,000 METROMLS
• 2022-02-20 Price Changed $750 RENT.
• 2015-06-30 Sold (MLS) $395,000 METROMLS
• 2015-06-04 Contingent — METROMLS
• 2015-04-03 Listed $425,000 METROMLS
• 2012-10-05 Listing Removed — METROMLS
• 2012-10-05 Listed $499,500 METROMLS
• 2012-10-05 Listing Removed — METROMLS
• 2012-10-05 Listed $459,900 METROMLS
• 2012-10-04 Listed $417,900 METROMLS
• 2012-10-04 Listing Removed — METROMLS
• 2012-10-04 Listed $394,900 METROMLS
• 2012-10-04 Listing Removed — METROMLS
• 2012-10-03 Listing Removed — METROMLS
• 2012-10-03 Listed $359,900 METROMLS
• 2012-01-27 Sold (MLS) $356,900 METROMLS
• 2006-01-30 Sold (MLS) $464,000 METROMLS