4266 W Highland Blvd #4268 · Milwaukee, WI 53208

$299,900

6 bd · 2.0 ba · 3,057 sqft · MultiFamily · 10 Days on market

Built 1922 0.28 ac 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 +15.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• 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 MLS

Completely refreshed 3/3 duplex, perfect for owner-occupants or investors! Both units are currently rented at $1,295 per month, with matching security deposits. Updates include new flooring and windows throughout, freshly painted exterior and interior, updated fixtures, and fully renovated kitchens and bathrooms in both units. Outside features a 3-car garage with side drive and a spacious backyard. Located just north of Miller Valley, steps from Washington Park and the Urban Ecology Center, and close to Harley-Davidson and other city attractions. A fantastic income-producing opportunity!

Key facts

• 3-car garage
• New flooring
• New windows

Tags

• NEW FLOORING
• NEW WINDOWS
• FRESHLY PAINTED EXTERIOR
• FULLY RENOVATED KITCHENS
• FULLY RENOVATED BATHROOMS
• 3-CAR GARAGE

Property features AI

Exterior

• Parking: Detached 3-car garage; Additional 1 parking space
• Utilities: Municipal water; Municipal sewer
• Home design: 2-story duplex; Multi-family property; Zoned RT3
• Construction: Mixed exterior materials: aluminum, brick/stone, wood
• Exterior features: Aluminum/steel siding; Brick/stone accents; Wood elements

Interior

• Kitchen: Unit 2 kitchen located on upper level
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms (master and other bedrooms on upper level)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive. Per door: $48/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (8.4% below list).
• Recommended offer: $275k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.1% in Milwaukee — 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 81/100 on livability (#55 in WI, #1,534 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+, schools F, crime F.
• Milwaukee School District (urban): math 10% / reading 18% proficiency, ranked #337 of 342 in WI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.8%/yr); 94 active listings in the ZIP; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,746/mo this rent would consume 63% of the median local household income ($53k/yr) (locally 1568% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $274,600 (8.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
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: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $195,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1439 N 39th St #1441	0.16mi	6/2.0	2,833 (-7%)	8mo	$179,000	$63	74
1845 N 39th St #1847	0.42mi	6/2.0	2,995 (-2%)	6mo	$139,900	$47	72
1835 N 39th St #1837	0.41mi	6/2.0	2,861 (-6%)	0mo	$115,000	$40	70
3312 W State St #3314	0.56mi	6/2.0	3,128 (+2%)	9mo	$240,000	$77	63
3903 W Walnut St #3905	0.29mi	6/2.0	2,600 (-15%)	1mo	$84,000	$32	61
3912 W Cherry St #3914	0.18mi	6/2.0	2,619 (-14%)	9mo	$90,000	$34	61
3206 W Mckinley Blvd	0.54mi	6/4.0	2,968 (-3%)	3mo	$139,000	$47	60
3311 W Mckinley Blvd #3313	0.46mi	6/2.0	2,794 (-9%)	6mo	$180,000	$64	59
4907 W Vine St	0.71mi	6/2.0	2,900 (-5%)	3mo	$465,000	$160	56
2145 N Sherman Blvd	0.71mi	6/2.0	2,800 (-8%)	0mo	$190,000	$68	52
1523 N 47th St #1525	0.45mi	7/3.0 (+1)	2,848 (-7%)	9mo	$400,000	$140	51
1907 N 47th St #1909	0.64mi	5/2.0 (-1)	2,876 (-6%)	9mo	$330,000	$115	48

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: -8.6%
• Equity multiple: 0.67×
• Total profit: $-27,878
• Equity at exit: $44,716

10-year hold

• IRR: 6.5%
• Equity multiple: 1.59×
• Total profit: $49,881
• Equity at exit: $25,930

Cash invested: $83,972 (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 53208

• Home prices YoY: -27.1%
• Rents YoY: 10.8%
• Active inventory: 94
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $2,746 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $97

Break-even live

Break-even rent $2,623

Max offer price $299,900

Occupancy floor 91%

Sensitivity live

Price	-10% $304	-5% $200	+0% $97	+5% $-7	+10% $-110
Rent	-10% $-120	-5% $-12	+0% $97	+5% $205	+10% $314
Rate	-1.0pp $248	-0.5pp $173	base $97	+0.5pp $19	+1.0pp $-60

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,746
Total (2 units)			$2,746

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $299,900 Active 10 DOM
2. 2026-06-18
   days on market $299,900 Active 7 DOM
3. 2026-06-17
   days on market $299,900 Active 6 DOM
4. 2026-06-16
   days on market $299,900 Active 5 DOM
5. 2026-06-15
   days on market $299,900 Active 4 DOM
6. 2026-06-13
   days on market $299,900 Active 2 DOM
7. 2026-06-13
   remarks 594-char remark
8. 2026-06-13
   listed $299,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $32,952
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,636
• − Management: −$2,636
• − Depreciation: −$8,724
• Taxable loss: −$3,842
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $2,084/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: Milwaukee School District
• NCES district ID: 5509600
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 18% ▬ 0.00%
• Median HH income: $36,339
• Composite: 11.61/100
• National rank: #9696
• State rank: #337 of 342 in WI

Livability — Milwaukee

• Score: 81/100
• State rank: #55
• US rank: #1534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milwaukee, WI
• County: Milwaukee County · 926,379 people
• City population: 573,768
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 27,201
• Household income: $52,690
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 1568.0

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 0.69)
• Race & ethnicity: Black 41% White 36% Hispanic / Latino 10% Asian 9% Two or more races 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 5% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Philippines
• Languages at home: 84% English-only · Other Asian/Pacific 6% Spanish 6% French/Haitian/Cajun 1%

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: ▼ -123.92%
• Current HPI: 333.7268
• Rent YoY: ▲ 10.78%
• 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

+87.6% since first listed

24 events — show timeline

• 2026-06-11 Listed $299,900 METROMLS
• 2025-11-17 Listing Removed — METROMLS
• 2025-11-03 Price Changed $291,900 METROMLS
• 2025-10-27 Price Changed $292,900 METROMLS
• 2025-10-20 Price Changed $293,900 METROMLS
• 2025-10-13 Price Changed $294,900 METROMLS
• 2025-10-06 Price Changed $295,900 METROMLS
• 2025-09-29 Price Changed $296,900 METROMLS
• 2025-09-22 Price Changed $297,900 METROMLS
• 2025-09-17 Price Changed $298,900 METROMLS
• 2025-09-03 Listed $299,900 METROMLS
• 2025-07-21 Listing Removed — METROMLS
• 2025-07-14 Price Changed $139,900 METROMLS
• 2025-07-06 Price Changed $140,900 METROMLS
• 2025-06-30 Price Changed $141,900 METROMLS
• 2025-06-23 Price Changed $142,900 METROMLS
• 2025-06-16 Price Changed $143,900 METROMLS
• 2025-06-09 Price Changed $144,900 METROMLS
• 2025-06-02 Price Changed $145,900 METROMLS
• 2025-05-26 Price Changed $146,900 METROMLS
• 2025-05-19 Price Changed $147,900 METROMLS
• 2025-05-12 Price Changed $148,900 METROMLS
• 2025-05-05 Price Changed $149,900 METROMLS
• 2025-03-21 Listed $159,900 METROMLS