4326 N 65th St · Milwaukee, WI 53216

$119,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 77 Days on market

Built 1930 5,227 sqft lot $151/sqft · 13% below area Est $138k · 13% 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 +19.9/30.0
• ARV discount +13.4/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• Appreciation +5.7/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Cute and cozy 2BR in popular area, has been a long time rental home. It has a newer roof and garage. One of the originals in the area. This home is occupied by a tenant and is affordable.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+7.0%/yr); 126 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($829 loan paydown + $2k appreciation (1.3% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 7.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $18k; list at $120k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1930 — 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: 1.07% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (median comp): $137,890
• List price: $119,900
• Delta: -13.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4437 N 65th St	0.14mi	2/2.0	828 (+4%)	4mo	$64,900	$78	78
4418 N 67th St	0.17mi	2/1.0	728 (-8%)	2mo	$116,500	$160	77
4407 N 62nd St	0.18mi	2/1.0	842 (+6%)	6mo	$67,500	$80	76
5601 W Congress St	0.49mi	2/1.0	800 (+1%)	8mo	$172,000	$215	69
4353 N 63rd St	0.11mi	2/1.0	846 (+7%)	23mo	$155,000	$183	65
4485 N 56th St	0.53mi	2/1.0	767 (-3%)	7mo	$105,000	$137	64
3931 N 70th St	0.63mi	2/1.0	768 (-3%)	2mo	$178,000	$232	64
5359 W Leon Ter	0.63mi	3/1.0 (+1)	800 (+1%)	1mo	$120,000	$150	64
3740 N 63rd St	0.75mi	2/1.0	792 (0%)	7mo	$115,000	$145	59
6447 W Leon Ter	0.55mi	3/1.0 (+1)	776 (-2%)	17mo	$150,000	$193	51
4525 N 64th St	0.26mi	2/1.0	903 (+14%)	23mo	$200,000	$221	46
4624 N 67th St	0.39mi	2/2.0	888 (+12%)	21mo	$134,900	$152	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.33% appreciation · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.56×
• Total profit: $18,827
• Equity at exit: $42,993

10-year hold

• IRR: 16.5%
• Equity multiple: 3.30×
• Total profit: $77,329
• Equity at exit: $58,764

Cash invested: $33,572 (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 53216

• Home prices YoY: 0.3%
• Rents YoY: 7.0%
• Active inventory: 126
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,279 high
• Mortgage (P&I): −$629
• Tax from tax record: −$187 /mo · $2,244/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $145

Break-even live

Break-even rent $1,096

Max offer price $119,900

Occupancy floor 84%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4153 N 68th St Milwaukee, WI	3.0	1.0	1025	$1,700	$1.66	43d	1	0.30mi
4060 N 73rd St Apt 2 Milwaukee, WI	1.0	1.0	650	$850	$1.31	17d	1	0.59mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	43d	1	0.63mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	43d	1	0.83mi
6960 W Appleton Ave Apt 4 Milwaukee, WI	2.0	1.0	750	$1,100	$1.47	43d	1	0.87mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	43d	1	0.92mi
7701 W Hampton Ave Unit 6 Milwaukee, WI	2.0	1.0	816	$1,250	$1.53	43d	1	0.98mi
8043 W Appleton Ave Milwaukee, WI	2.0	1.0	900	$1,200	$1.33	14d	1	1.09mi
7348 W Medford Ave Unit 7348A Milwaukee, WI	2.0	1.0	1095	$950	$0.87	23d	1	1.15mi
5137 W Keefe Ave Unit 5137 Milwaukee, WI	2.0	1.0	1000	$1,550	$1.55	3d	1	1.19mi
4278 N 84th St Unit 1 Milwaukee, WI	2.0	1.0	750	$995	$1.33	23d	1	1.21mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	43d	1	1.23mi
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	2d	1	1.25mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	43d	1	1.25mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	23d	1	1.27mi
4141 N 84th St Unit 4141 Milwaukee, WI	2.0	1.0	950	$1,300	$1.37	43d	1	1.28mi
4052 N 85th St Milwaukee, WI	3.0	1.0	1113	$1,500	$1.35	4d	1	1.34mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	43d	1	1.36mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	12d	1	1.44mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	43d	1	1.45mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	23d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $119,900 Active 77 DOM
2. 2026-06-17
   days on market $119,900 Active 76 DOM
3. 2026-06-16
   days on market $119,900 Active 75 DOM
4. 2026-06-15
   days on market $119,900 Active 74 DOM
5. 2026-06-13
   days on market $119,900 Active 72 DOM
6. 2026-06-13
   days on market $119,900 Active 71 DOM
7. 2026-06-09
   days on market $119,900 Active 68 DOM
8. 2026-06-08
   days on market $119,900 Active 67 DOM
9. 2026-06-07
   days on market $119,900 Active 66 DOM
10. 2026-06-05
    days on market $119,900 Active 63 DOM
11. 2026-06-03
    days on market $119,900 Active 62 DOM
12. 2026-06-02
    days on market $119,900 Active 61 DOM
13. 2026-06-01
    days on market $119,900 Active 60 DOM
14. 2026-05-31
    days on market $119,900 Active 59 DOM
15. 2026-04-02
    listed $119,900 Active 187-char remark

    Show marketing remark (187 chars)

    Cute and cozy 2BR in popular area, has been a long time rental home. It has a newer roof and garage. One of the originals in the area. This home is occupied by a tenant and is affordable.

16. 2013-01-12
    listed $25,000 215-char remark

    Show marketing remark (215 chars)

    Livingroom is very long and spacious. Seller has a small kitchen table in LR and computer table in opposite corner. New kitchen cabinets and counter tops. There are 2 rooms in the basement. Nice fenced in back yard.

17. 2013-01-12
    historical 215-char remark

    Show marketing remark (215 chars)

    Livingroom is very long and spacious. Seller has a small kitchen table in LR and computer table in opposite corner. New kitchen cabinets and counter tops. There are 2 rooms in the basement. Nice fenced in back yard.

18. 2011-05-13
    soldstatus $18,000 215-char remark

    Show marketing remark (215 chars)

    Livingroom is very long and spacious. Seller has a small kitchen table in LR and computer table in opposite corner. New kitchen cabinets and counter tops. There are 2 rooms in the basement. Nice fenced in back yard.

19. 2001-08-16
    soldstatus $40,000
20. 1994-09-01
    soldstatus $27,500
21. 1988-11-01
    soldstatus $27,500

ⓘ 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: $2,244 · $187/mo
• Projected year-2 tax: $2,244 · $187/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $15,353
• − Mortgage interest: −$6,716
• − Property taxes: −$2,244
• − Insurance: −$600
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,488
• Taxable loss: −$151
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,776/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): 30,345
• Household income: $46,752
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2202.0

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 (81%)
• Race & ethnicity: Black 81% White 9% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 1%
• Foreign-born: 3% · Canada, Philippines, China
• Languages at home: 93% English-only · Spanish 4% 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: ▲ 1.33%
• Current HPI: 381.0954
• Rent YoY: ▲ 7.01%
• 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

+336.0% since first listed

7 events — show timeline

• 2026-04-02 Listed $119,900 METROMLS
• 2013-01-12 Listing Removed — METROMLS
• 2013-01-12 Listed $25,000 METROMLS
• 2011-05-13 Sold (MLS) $18,000 METROMLS
• 2001-08-16 Sold (Public Records) $40,000 Public Records
• 1994-09-01 Sold (Public Records) $27,500 Public Records
• 1988-11-01 Sold (Public Records) $27,500 Public Records

Property tax history

+1.8%/yr

Latest (2024): $2,244 · +10.9% YoY. Source: county tax records.