3842 S 77th St · Milwaukee, WI 53220

$265,000

5 bd · 2.5 ba · 2,215 sqft · MultiFamily public records · 4 Days on market

Built 1963 7,405 sqft lot $120/sqft · 34% below area Est $402k · 34% 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 +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 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

* * MULTIPLE OFFERS. H/B due no later than 5/11 * * Bright and sunny duplex ready for new owners! This home offers generous space and great potential, just waiting for your personal touch. Hardwood floors may be hidden beneath the carpeting. Both units feature large living rooms, and the upper unit includes a west-facing balcony perfect for enjoying evening sunsets after a long day of work. Spacious kitchens provide plenty of room for cooking and gathering. Convenient driveway parking, no alley access needed. Property is being sold as is and conveyed by Guardian's Deed.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1963

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: 2-story duplex; Multi-family property
• Construction: Brick/stone and vinyl siding; Basement: block construction
• Exterior features: Brick and vinyl exterior; Above-ground pool (included)

Interior

• Kitchen: Unit 2 kitchen on upper level; Includes oven/range and refrigerator (as listed inclusions)
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms (master and second bedroom on upper level)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Interior features: Full basement with block construction
• Laundry & utility: Separate utilities with 2 electric meters and 2 gas meters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive. Per door: $111/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 7.3% 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: 41 active listings in the ZIP; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,931/mo this rent would consume 51% of the median local household income ($69k/yr) (locally 733% 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 $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $158k; list at $265k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $265,000

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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.11% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 7.5

CMA / ARV

• ARV (median comp): $402,164
• List price: $265,000
• Delta: -34.11%
• 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
3824 S 75th St #3826	0.10mi	6/3.0 (+1)	2,172 (-2%)	3mo	$440,000	$203	82
3619 S 78th St #3621	0.29mi	6/2.0 (+1)	2,239 (+1%)	5mo	$330,000	$147	74
3548 S 80th St #3550	0.40mi	6/2.0 (+1)	2,185 (-1%)	3mo	$395,000	$181	70
3554 S 84th St Unit 3554A	0.55mi	4/2.0 (-1)	2,241 (+1%)	1mo	$350,000	$156	65
7850 W Van Beck Ave #7852	0.17mi	6/3.0 (+1)	2,461 (+11%)	4mo	$460,000	$187	63
3791 S Athens St	0.35mi	6/3.0 (+1)	2,361 (+7%)	13mo	$455,000	$193	55
8101 W Tripoli Ave	0.27mi	6/3.0 (+1)	2,478 (+12%)	8mo	$450,000	$182	54
3420 S 76th St #3422	0.53mi	5/2.0	2,030 (-8%)	10mo	$376,000	$185	51
3246 S 76th St	0.73mi	5/2.5	2,130 (-4%)	14mo	$375,000	$176	48
3720 S 88th St	0.70mi	5/2.0	2,108 (-5%)	11mo	$360,000	$171	48
3310 S 76th St #3312	0.67mi	4/2.0 (-1)	2,237 (+1%)	15mo	$334,000	$149	48
3676 S 86th St #3678	0.59mi	6/2.0 (+1)	1,912 (-14%)	8mo	$375,000	$196	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-28,646
• Equity at exit: $39,512

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,965
• Equity at exit: $22,912

Cash invested: $74,200 (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 53220

• Active inventory: 41
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $2,931 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$594 /mo · $7,130/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $221

Break-even live

Break-even rent $2,651

Max offer price $265,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,932
Total (2 units)			$2,931

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending 578-char remark
2. 2026-05-07
   listed $265,000 Active 578-char remark
3. 2026-05-06
   historical $265,000 578-char remark
4. 1995-12-01
   soldstatus $158,000

ⓘ 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: $7,130 · $594/mo
• Projected year-2 tax: $7,130 · $594/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 ≥99°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: $35,172
• − Mortgage interest: −$14,844
• − Property taxes: −$7,130
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − Depreciation: −$7,709
• Taxable loss: −$1,464
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $3,006/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): 27,782
• Household income: $69,319
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 733.0

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 24% Two or more races 14% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 12% Puerto Rican 9%
• Common ancestry: Romanian 15% Portuguese 3% Lithuanian 2%
• Foreign-born: 12% · Canada, Philippines, China
• Languages at home: 76% English-only · Spanish 15% Other Indo-European 2% 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: ▼ -159.76%
• Current HPI: 259.2066
• Rent YoY: —
• 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

+67.7% since first listed

4 events — show timeline

• 2026-05-11 Pending — METROMLS
• 2026-05-07 Listed $265,000 METROMLS
• 2026-05-06 Coming Soon $265,000 METROMLS
• 1995-12-01 Sold (Public Records) $158,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $7,130 · +16.3% YoY. Source: county tax records.