5817 N Teutonia Ave · Milwaukee, WI 53209

$129,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 78 Days on market

Built 1952 5,227 sqft lot $122/sqft · 9% below area Est $143k · 9% under

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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 +23.6/30.0
• ARV discount +11.8/15.0
• DSCR +7.6/10.0
• 1% rule +6.5/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a solid three bedroom ranch with recent updates. The property is currently tenant occupied on a MTM lease at $1,320/month plus all utilities. Significant improvements per owner include a new roof in 2022, plus a new furnace, LVP flooring, and six windows all installed in 2024. This home features a two car garage off the alley along with additional off street parking spots.

Key facts

• New furnace
• Off street parking
• Lvp flooring

Tags

• NEW ROOF
• NEW FURNACE
• LVP FLOORING
• SIX WINDOWS
• TWO CAR GARAGE
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+8.6%/yr); 168 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• This rent runs 37% of the median local income ($48k/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 $898 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $52k; list at $130k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 1.15% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

• ARV (median comp): $143,477
• List price: $129,900
• Delta: -9.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5751 N 38th St	0.43mi	3/1.0 (+1)	1,042 (-2%)	1mo	$146,400	$140	71
5866 N 39th St	0.47mi	3/1.0 (+1)	1,052 (-1%)	1mo	$85,000	$81	70
5880 N 29th St	0.18mi	3/1.5 (+1)	1,144 (+8%)	4mo	$202,500	$177	69
5565 N 32nd St	0.32mi	2/1.0	966 (-9%)	3mo	$100,000	$104	68
3207 W Oriole Dr	0.09mi	3/1.0 (+1)	1,194 (+12%)	4mo	$179,000	$150	67
5778 N 32nd St	0.05mi	3/1.0 (+1)	926 (-13%)	5mo	$106,000	$114	67
5730 N 35th St	0.23mi	2/1.0	1,216 (+14%)	4mo	$162,000	$133	62
5634 N 37th St	0.41mi	3/1.0 (+1)	1,156 (+9%)	6mo	$159,000	$138	57
5281 N Teutonia Ave	0.67mi	3/1.0 (+1)	1,012 (-5%)	2mo	$60,000	$59	54
4215 W Florist Ave	0.72mi	3/1.0 (+1)	977 (-8%)	2mo	$140,000	$143	46
5931 N 42nd St	0.69mi	3/1.5 (+1)	1,183 (+11%)	0mo	$220,000	$186	42
5525 N Long Island Dr	0.75mi	3/1.0 (+1)	963 (-10%)	3mo	$140,000	$145	42

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,522
• Equity at exit: $19,369

10-year hold

• IRR: 15.9%
• Equity multiple: 2.61×
• Total profit: $58,530
• Equity at exit: $11,231

Cash invested: $36,372 (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 53209

• Rents YoY: 8.6%
• Active inventory: 168
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$681
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $245

Break-even live

Break-even rent $1,189

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $319	-5% $282	+0% $245	+5% $208	+10% $171
Rent	-10% $127	-5% $186	+0% $245	+5% $304	+10% $363
Rate	-1.0pp $310	-0.5pp $278	base $245	+0.5pp $211	+1.0pp $177

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5884 N 35th St Milwaukee, WI	2.0	1.0	1200	$1,500	$1.25	44d	1	0.23mi
5541 N 35th St #5543 Milwaukee, WI	3.0	1.0	1130	$1,195	$1.06	5d	1	0.40mi
6110 N 39th St Milwaukee, WI	2.0	1.0	703	$1,395	$1.98	5d	1	0.61mi
3931 W Kaul Ave Milwaukee, WI	3.0	1.0	1400	$1,695	$1.21	44d	1	0.64mi
6148 N 39th St Milwaukee, WI	2.0	1.0	792	$1,175	$1.48	44d	1	0.65mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	17d	1	0.71mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	24d	1	0.73mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	13d	1	0.97mi
6600 N Sidney Pl Glendale, WI	1.0–2.0	1.0	800	$1,587	$1.98	3d	13	1.05mi
1633 W Bender Rd Apt 11C Glendale, WI	2.0	2.0	1000	$1,725	$1.73	24d	1	1.13mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	17d	1	1.19mi
1616 W Bender Rd Unit 113 Glendale, WI	2.0	2.0	1267	$2,295	$1.81	2d	1	1.21mi
1616 W Bender Rd #213 Glendale, WI	3.0	2.0	1500	$2,795	$1.86	2d	1	1.21mi
1616 W Bender Rd Apt 220 Glendale, WI	2.0	2.0	1267	$2,250	$1.78	2d	1	1.21mi
1616 W Bender Rd Glendale, WI	2.0	2.0	1267	$1,775	$1.40	2d	1	1.22mi
1616 W Bender Rd Glendale, WI	2.0	2.0	764	$1,775	$2.32	3d	1	1.22mi
1616 W Bender Rd Glendale, WI	1.0	1.0	801	$1,550	$1.94	24d	1	1.22mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	24d	1	1.25mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	44d	1	1.34mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	24d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $129,900 Active 78 DOM
2. 2026-06-17
   days on market $129,900 Active 77 DOM
3. 2026-06-16
   days on market $129,900 Active 76 DOM
4. 2026-06-15
   days on market $129,900 Active 75 DOM
5. 2026-06-13
   days on market $129,900 Active 73 DOM
6. 2026-06-13
   days on market $129,900 Active 72 DOM
7. 2026-06-09
   days on market $129,900 Active 69 DOM
8. 2026-06-08
   days on market $129,900 Active 68 DOM
9. 2026-06-07
   days on market $129,900 Active 67 DOM
10. 2026-06-05
    days on market $129,900 Active 64 DOM
11. 2026-06-03
    days on market $129,900 Active 63 DOM
12. 2026-06-02
    days on market $129,900 Active 62 DOM
13. 2026-06-01
    days on market $129,900 Active 61 DOM
14. 2026-05-31
    days on market $129,900 Active 60 DOM
15. 2026-04-01
    listed $129,900 Active 400-char remark

    Show marketing remark (400 chars)

    Great opportunity to own a solid three bedroom ranch with recent updates. The property is currently tenant occupied on a MTM lease at $1,320/month plus all utilities. Significant improvements per owner include a new roof in 2022, plus a new furnace, LVP flooring, and six windows all installed in 2024. This home features a two car garage off the alley along with additional off street parking spots.

16. 2024-09-09
    historical $1,295
17. 2024-09-05
    price $1,295
18. 2024-07-16
    listed $1,350
19. 2024-04-05
    historical $1,250
20. 2024-04-02
    listed $1,250
21. 2017-11-17
    soldstatus $52,500
22. 2017-11-01
    soldstatus $52,500 Sold 167-char remark

    Show marketing remark (167 chars)

    Newly Renovated. Updates include New Floors, Roof, and newer Windows. Also Rented and Cash Flowing Rented for $1,000 per month! Perfect long term rental with HIGH ROI

23. 2017-10-20
    historical Contingent 167-char remark

    Show marketing remark (167 chars)

    Newly Renovated. Updates include New Floors, Roof, and newer Windows. Also Rented and Cash Flowing Rented for $1,000 per month! Perfect long term rental with HIGH ROI

24. 2017-09-05
    status Active 167-char remark

    Show marketing remark (167 chars)

    Newly Renovated. Updates include New Floors, Roof, and newer Windows. Also Rented and Cash Flowing Rented for $1,000 per month! Perfect long term rental with HIGH ROI

25. 2017-08-19
    historical Contingent 167-char remark

    Show marketing remark (167 chars)

    Newly Renovated. Updates include New Floors, Roof, and newer Windows. Also Rented and Cash Flowing Rented for $1,000 per month! Perfect long term rental with HIGH ROI

26. 2017-08-19
    listed $59,900 Active 167-char remark

    Show marketing remark (167 chars)

    Newly Renovated. Updates include New Floors, Roof, and newer Windows. Also Rented and Cash Flowing Rented for $1,000 per month! Perfect long term rental with HIGH ROI

27. 2017-08-19
    historical

    Show marketing remark (167 chars)

    Newly Renovated. Updates include New Floors, Roof, and newer Windows. Also Rented and Cash Flowing Rented for $1,000 per month! Perfect long term rental with HIGH ROI

28. 2017-06-16
    listed $57,900 Active
29. 2017-05-12
    soldstatus $17,000 Sold
30. 2017-03-30
    historical Contingent
31. 2017-03-10
    listed $15,000 Active
32. 2014-03-05
    listed $22,500
33. 2014-03-05
    historical
34. 2008-07-14
    soldstatus $42,000
35. 1983-09-01
    soldstatus $42,000

ⓘ 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: $2,444 · $204/mo
• Projected year-2 tax: $2,444 · $204/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,984
• − Mortgage interest: −$7,276
• − Property taxes: −$2,444
• − Insurance: −$650
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$3,779
• Taxable income: $958
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $2,710/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): 45,170
• Household income: $48,486
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3390.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 22% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -194.98%
• Current HPI: 172.4275
• Rent YoY: ▲ 8.61%
• 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

+209.3% since first listed

21 events — show timeline

• 2026-04-01 Listed $129,900 METROMLS
• 2024-09-09 Rental Removed $1,295 BUILDIUM
• 2024-09-05 Price Changed $1,295 BUILDIUM
• 2024-07-16 Listed for Rent $1,350 BUILDIUM
• 2024-04-05 Rental Removed $1,250 BUILDIUM
• 2024-04-02 Listed for Rent $1,250 BUILDIUM
• 2017-11-17 Sold (Public Records) $52,500 Public Records
• 2017-11-01 Sold (MLS) $52,500 METROMLS
• 2017-10-20 Contingent — METROMLS
• 2017-09-05 Relisted — METROMLS
• 2017-08-19 Contingent — METROMLS
• 2017-08-19 Listed $59,900 METROMLS
• 2017-08-19 Listing Removed — METROMLS
• 2017-06-16 Listed $57,900 METROMLS
• 2017-05-12 Sold (MLS) $17,000 METROMLS
• 2017-03-30 Contingent — METROMLS
• 2017-03-10 Listed $15,000 METROMLS
• 2014-03-05 Listing Removed — METROMLS
• 2014-03-05 Listed $22,500 METROMLS
• 2008-07-14 Sold (Public Records) $42,000 Public Records
• 1983-09-01 Sold (Public Records) $42,000 Public Records

Property tax history

-1.9%/yr

Latest (2024): $2,444 · +10.3% YoY. Source: county tax records.