2919 N 47th St #2921 · Milwaukee, WI 53210

$158,500

4 bd · 2.0 ba · 2,657 sqft · MultiFamily · 121 Days on market

Built 1924 Fair condition 5,227 sqft lot $60/sqft · 8% below area Est $172k · 8% under ↓ 21% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• 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

2/2 could be used as 3/3 fully rented duplex. Good rents. This Duplex has parking for 4 cars. A small yard, newer roof, trim and siding in last 12 years. Separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tons of natural woodwork.

Key facts

• Natural woodwork
• Formal dining room
• Newer roof

Tags

• PARKING FOR 4 CARS
• SMALL YARD
• NEWER ROOF
• FORMAL DINING ROOM
• EAT IN KITCHEN
• NATURAL WOODWORK

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $158k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive. Per door: $379/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 (+3.8%/yr); 142 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,347/mo this rent would consume 58% of the median local household income ($48k/yr) (locally 1730% 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 $1k of loan paydown is wiped out by about $5k 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 + 3.8% rent growth), your $44k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.48% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.52%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $172,043
• List price: $158,500
• Delta: -7.87%
• 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
2924 N 48th St	0.03mi	4/2.0	2,518 (-5%)	5mo	$250,000	$99	86
2813 N 49th St #2815	0.18mi	4/2.0	2,800 (+5%)	5mo	$135,000	$48	78
2722 N 45th St #2724	0.29mi	4/2.0	2,854 (+7%)	6mo	$157,500	$55	70
3023 N 52nd St #3025	0.34mi	4/2.0	2,408 (-9%)	2mo	$139,900	$58	67
3128 N 52nd St #3130	0.39mi	4/2.0	2,400 (-10%)	0mo	$283,000	$118	66
2808 N 52nd St #2810	0.32mi	4/2.0	2,292 (-14%)	1mo	$153,000	$67	61
3280 N 54th St #3282	0.61mi	4/2.0	2,494 (-6%)	2mo	$340,000	$136	60
2661 N 39th St #2663	0.61mi	4/2.0	2,469 (-7%)	2mo	$145,000	$59	58
2342 N 45th St #2344	0.74mi	4/2.0	2,577 (-3%)	3mo	$125,000	$49	58
2642 N 51st St #2644	0.41mi	4/2.0	2,294 (-14%)	1mo	$122,500	$53	57
3044 N 54th St #3046	0.43mi	4/2.0	2,279 (-14%)	0mo	$200,000	$88	56
2770 N 56th St #2772	0.55mi	4/2.0	2,281 (-14%)	4mo	$185,000	$81	47

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.55×
• Total profit: $24,630
• Equity at exit: $23,633

10-year hold

• IRR: 23.2%
• Equity multiple: 3.07×
• Total profit: $91,965
• Equity at exit: $13,704

Cash invested: $44,380 (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 53210

• Home prices YoY: -21.5%
• Rents YoY: 3.8%
• Active inventory: 142
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$831
• Tax est. 1.5%: −$198 /mo · $2,378/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $759

Break-even live

Break-even rent $1,387

Max offer price $158,500

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,346
Total (2 units)			$2,347

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: $39,625
• Closing costs: $4,755
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2432 N 28th St Milwaukee, WI	5.0	1.5	1876	$1,600	$0.85	43d	1	1.38mi
2704 W Concordia Ave Unit Na Milwaukee, WI	5.0	2.0	1856	$2,500	$1.35	23d	1	1.39mi

Listing history 9 events

1. 2026-06-02
   status $158,500 Pending 121 DOM
2. 2026-06-01
   days on market $158,500 Active 121 DOM
3. 2026-05-31
   days on market $158,500 Active 120 DOM
4. 2026-03-23
   price $158,500 280-char remark

   Show marketing remark (280 chars)

   2/2 could be used as 3/3 fully rented duplex. Good rents. This Duplex has parking for 4 cars. A small yard, newer roof, trim and siding in last 12 years. Separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tons of natural woodwork.

5. 2026-01-31
   listed $167,900 Active 280-char remark

   Show marketing remark (280 chars)

   2/2 could be used as 3/3 fully rented duplex. Good rents. This Duplex has parking for 4 cars. A small yard, newer roof, trim and siding in last 12 years. Separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tons of natural woodwork.

6. 2026-01-01
   historical 413-char remark

   Show marketing remark (413 chars)

   2/2 could be used as 3/3 fully rented duplex in popular ''St. Joes'' Area. This Duplex has parking for 4-5 cars. A small yard, new roof, trim and siding in last 12 years, and separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tins of natural woodwork. Great place to start your investing career. Rents are low. Hurry while it's still available with tons of upside.

7. 2025-10-20
   price $169,900 413-char remark

   Show marketing remark (413 chars)

   2/2 could be used as 3/3 fully rented duplex in popular ''St. Joes'' Area. This Duplex has parking for 4-5 cars. A small yard, new roof, trim and siding in last 12 years, and separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tins of natural woodwork. Great place to start your investing career. Rents are low. Hurry while it's still available with tons of upside.

8. 2025-09-22
   price $189,900 413-char remark

   Show marketing remark (413 chars)

   2/2 could be used as 3/3 fully rented duplex in popular ''St. Joes'' Area. This Duplex has parking for 4-5 cars. A small yard, new roof, trim and siding in last 12 years, and separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tins of natural woodwork. Great place to start your investing career. Rents are low. Hurry while it's still available with tons of upside.

9. 2025-09-09
   listed $199,900 Active 413-char remark

   Show marketing remark (413 chars)

   2/2 could be used as 3/3 fully rented duplex in popular ''St. Joes'' Area. This Duplex has parking for 4-5 cars. A small yard, new roof, trim and siding in last 12 years, and separate utilities. Lower and upper units both offer a formal dinning room and eat in kitchen with tins of natural woodwork. Great place to start your investing career. Rents are low. Hurry while it's still available with tons of upside.

ⓘ 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: $28,164
• − Mortgage interest: −$8,878
• − Property taxes: −$2,378
• − Insurance: −$792
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$4,611
• Taxable income: $6,998
• Est. tax owed @ 24.0%: −$1,680
• After-tax cash flow: $7,426/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 · 2 photos

Fair 45/100 Moderate rehab

This multi-family home requires significant repairs and maintenance, including a new roof, repainting, and landscaping. Upgrading these areas would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Significant wear and potential leaks.
• Major exterior siding — Severe peeling and discoloration.
• Major exterior paint — Peeling and discoloration.
• Major landscaping — Overgrown and in need of trimming and maintenance.
• Major interior walls and paint — No photos of interior walls and paint, but exterior condition suggests it may be old and in need of repainting.
• Major systems — No photos of systems, but overall condition suggests they may be outdated or in need of replacement.

Value-add opportunities

• Both New roof — A new roof would significantly increase the home's value and curb appeal.
• Both Repainting the exterior — Repainting the exterior would improve the home's curb appeal and potentially increase its value.
• Both Landscaping maintenance — A well-maintained landscape would improve the home's curb appeal and potentially increase its value.
• Both Interior updates (paint and possibly fixtures) — Repainting interior walls and possibly updating fixtures would improve the home's value and appeal.
• Both Updating systems (e.g., HVAC, electrical, plumbing) — Updating outdated systems would improve the home's functionality and potentially increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and potential leaks.	Major	$15,000–50,000
exterior siding · Severe peeling and discoloration.	Major	$15,000–50,000
exterior paint · Peeling and discoloration.	Major	$15,000–50,000
landscaping · Overgrown and in need of trimming and maintenance.	Major	$15,000–50,000
interior walls and paint · No photos of interior walls and paint, but exterior condition suggests it may be old and in need of repainting.	Major	$15,000–50,000
systems · No photos of systems, but overall condition suggests they may be outdated or in need of replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both New roof — A new roof would significantly increase the home's value and curb appeal. ↑
• Both Repainting the exterior — Repainting the exterior would improve the home's curb appeal and potentially increase its value. ↑
• Both Landscaping maintenance — A well-maintained landscape would improve the home's curb appeal and potentially increase its value. ↑
• Both Interior updates (paint and possibly fixtures) — Repainting interior walls and possibly updating fixtures would improve the home's value and appeal. ↑
• Both Updating systems (e.g., HVAC, electrical, plumbing) — Updating outdated systems would improve the home's functionality and potentially increase its value. ↑

ⓘ 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): 23,922
• Household income: $48,217
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1730.0

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 (71%)
• Race & ethnicity: Black 71% White 17% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 2% Portuguese 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 3% 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: ▼ -76.77%
• Current HPI: 280.0133
• Rent YoY: ▲ 3.82%
• 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

-20.7% since first listed

6 events — show timeline

• 2026-03-23 Price Changed $158,500 METROMLS
• 2026-01-31 Listed $167,900 METROMLS
• 2026-01-01 Listing Removed — METROMLS
• 2025-10-20 Price Changed $169,900 METROMLS
• 2025-09-22 Price Changed $189,900 METROMLS
• 2025-09-09 Listed $199,900 METROMLS