3323 N 44th St #3325 · Milwaukee, WI 53216

$174,500

4 bd · 2.0 ba · 2,210 sqft · SingleFamily · 69 Days on market

Built 1929 Good condition 4,791 sqft lot $79/sqft · 12% below area Est $199k · 12% under ↓ 13% since listing

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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 +16.1/30.0
• ARV discount +13.0/15.0
• Appreciation +5.7/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +1.2/10.0

Listing remarks MLS

Huge 2/2 duplex fully rented duplex in popular ''St. Joes'' Area. This Duplex has garage parking in the back. A small yard, newer roof, trim in last 5 years, and separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tons of natural woodwork. Great place to start your investing career. Rents are low. Hurry while it's still available with tons of upside.

Key facts

• Natural woodwork
• Separate utilities
• Formal dining room

Tags

• GARAGE PARKING
• NEWER ROOF
• SEPARATE UTILITIES
• FORMAL DINING ROOM
• EAT IN KITCHEN
• NATURAL WOODWORK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $174k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (6.1% below list).
• Recommended offer: $164k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% 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 $4k of equity ($1k 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,811 (6.1% below list)

Questions for the listing agent

1. It's been on market 69 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 1929 — 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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $198,950
• List price: $174,500
• Delta: -12.29%
• 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
3236 N 40th St	0.32mi	5/2.0 (+1)	2,258 (+2%)	4mo	$200,000	$89	73
4233 W Sieben Pl	0.15mi	3/1.5 (-1)	1,974 (-11%)	1mo	$175,000	$89	67
3130 N 44th St	0.27mi	4/2.0	1,920 (-13%)	6mo	$249,000	$130	60
4647 W Scranton Pl	0.29mi	3/2.5 (-1)	2,442 (+10%)	2mo	$222,000	$91	60
3729 N 39th St	0.49mi	4/2.0	2,386 (+8%)	6mo	$247,000	$104	59
2804 N 44th St	0.68mi	4/1.5	2,110 (-4%)	2mo	$125,000	$59	57
3132 N 49th St	0.39mi	4/2.0	1,963 (-11%)	8mo	$248,500	$127	56
3348 N 50th St	0.35mi	5/3.0 (+1)	2,412 (+9%)	6mo	$265,000	$110	54
4537 W Spencer Pl	0.56mi	4/2.0	2,023 (-8%)	9mo	$135,000	$67	53
3328 N 37th St	0.48mi	3/2.0 (-1)	1,943 (-12%)	4mo	$120,000	$62	49
3853 N 42nd St	0.56mi	4/2.0	1,900 (-14%)	2mo	$269,000	$142	49
3825 N 51st Blvd	0.66mi	4/2.0	2,495 (+13%)	7mo	$299,999	$120	42

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: 7.2%
• Equity multiple: 1.38×
• Total profit: $18,600
• Equity at exit: $62,572

10-year hold

• IRR: 13.4%
• Equity multiple: 2.85×
• Total profit: $90,466
• Equity at exit: $85,524

Cash invested: $48,860 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$915
• Tax est. 1.5%: −$218 /mo · $2,618/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $88

Break-even live

Break-even rent $1,526

Max offer price $174,500

Occupancy floor 90%

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	24d	1	0.33mi
2976 N 49th St Milwaukee, WI	3.0	1.0	1700	$1,300	$0.76	17d	1	0.54mi
2713 N 44th St Milwaukee, WI	3.0	1.0	1450	$1,350	$0.93	44d	1	0.81mi
2704 W Concordia Ave Unit Na Milwaukee, WI	5.0	2.0	1856	$2,500	$1.35	24d	1	1.09mi
4079 N 63rd St Milwaukee, WI	3.0	1.0	1600	$1,595	$1.00	20d	1	1.38mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	17d	1	1.41mi

Listing history 10 events

1. 2026-06-02
   status $174,500 Pending 69 DOM
2. 2026-06-01
   days on market $174,500 Active 69 DOM
3. 2026-05-31
   days on market $174,500 Active 68 DOM
4. 2026-03-24
   listed $174,500 Active 400-char remark

   Show marketing remark (400 chars)

   Huge 2/2 duplex fully rented duplex in popular ''St. Joes'' Area. This Duplex has garage parking in the back. A small yard, newer roof, trim in last 5 years, and separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tons of natural woodwork. Great place to start your investing career. Rents are low. Hurry while it's still available with tons of upside.

5. 2026-01-01
   historical 400-char remark

   Show marketing remark (400 chars)

   Huge 2/2 duplex fully rented duplex in popular ''St. Joes'' Area. This Duplex has garage parking in the back. A small yard, newer roof, trim in last 5 years, and separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tons of natural woodwork. Great place to start your investing career. Rents are low. Hurry while it's still available with tons of upside.

6. 2025-09-22
   price $189,900 400-char remark

   Show marketing remark (400 chars)

   Huge 2/2 duplex fully rented duplex in popular ''St. Joes'' Area. This Duplex has garage parking in the back. A small yard, newer roof, trim in last 5 years, and separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tons of natural woodwork. Great place to start your investing career. Rents are low. Hurry while it's still available with tons of upside.

7. 2025-09-10
   listed $199,900 Active 400-char remark

   Show marketing remark (400 chars)

   Huge 2/2 duplex fully rented duplex in popular ''St. Joes'' Area. This Duplex has garage parking in the back. A small yard, newer roof, trim in last 5 years, and separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tons of natural woodwork. Great place to start your investing career. Rents are low. Hurry while it's still available with tons of upside.

8. 2024-08-31
   historical $999
9. 2024-08-14
   price $999
10. 2024-06-22
    listed $899

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

Taxation est. · year 1

• Rental income: $19,657
• − Mortgage interest: −$9,775
• − Property taxes: −$2,618
• − Insurance: −$872
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$5,076
• Taxable loss: −$1,829
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $1,497/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This fully rented duplex in a popular area is in good condition with minor repairs needed. Upgrades to paint, flooring, and kitchen would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Signs of wear
• Minor Flooring — Worn appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn flooring — New flooring improves comfort and value
• Both Update kitchen cabinets and fixtures — Modern kitchen enhances functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Signs of wear	Minor	$500–3,000
Flooring · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn flooring — New flooring improves comfort and value ↑
• Both Update kitchen cabinets and fixtures — Modern kitchen enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.7% since first listed

7 events — show timeline

• 2026-03-24 Listed $174,500 METROMLS
• 2026-01-01 Listing Removed — METROMLS
• 2025-09-22 Price Changed $189,900 METROMLS
• 2025-09-10 Listed $199,900 METROMLS
• 2024-08-31 Rental Removed $999 APPFOLIO
• 2024-08-14 Price Changed $999 APPFOLIO
• 2024-06-22 Listed for Rent $899 APPFOLIO