2565 N Dr William Finlayson St #2567 · Milwaukee, WI 53212

$95,000

4 bd · 2.0 ba · 2,603 sqft · MultiFamily · 22 Days on market

Built 1895 Poor condition 9,583 sqft lot Est $154k · 38% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +1.2/10.0
• Condition / age +1.0/5.0
• 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

Investor special! Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month, and the property is spacious with great bones. Bring your toolbelt and ideas, and call today!

Key facts

• 9,583 sq ft lot
• Built 1895
• Listed 22 days

Property features AI

Finance

• Other: Lot size approximately 0.22 acre (less than 1/2 acre); Two-unit building

Exterior

• Utilities: Municipal water; Municipal sewer; 2 electric meters; 2 gas meters
• Home design: 2-story duplex; Multi-family property; Zoning: RT4
• Construction: Property data from assessor/public records
• Exterior features: Aluminum/steel siding; Aluminum siding

Interior

• Kitchen: Unit 2 kitchen located on upper level
• Bedrooms: Unit 1: 2 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
• Laundry & utility: Separate electric meters for each unit; Separate gas meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $706/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.1% 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 (+5.0%/yr); 129 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $2,618/mo this rent would consume 66% of the median local household income ($47k/yr) (locally 2397% 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 $657 of loan paydown is wiped out by about $3k 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 + 5.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $5k; list at $95k implies a 1800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.76% ✓
• Cap rate: 24.12%
• Cash-on-cash: 63.69%
• DSCR: 3.83
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $153,577
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2548 N Teutonia Ave	0.56mi	4/2.0	2,419 (-7%)	7mo	$72,600	$30	56
2110 N Palmer St #2112	0.64mi	4/3.0	2,544 (-2%)	8mo	$438,700	$172	56
2866 N 11th St #2868	0.55mi	4/2.0	2,454 (-6%)	12mo	$112,500	$46	55
2552 N Palmer St #2554	0.41mi	5/2.5 (+1)	2,670 (+3%)	18mo	$158,000	$59	54
2520 N Holton St	0.63mi	4/2.0	2,830 (+9%)	7mo	$105,000	$37	50
2423 N Booth St #2425	0.68mi	5/2.0 (+1)	2,624 (+1%)	15mo	$296,000	$113	49
3123 N 2nd St Unit 3123 A	0.73mi	4/2.0	2,847 (+9%)	1mo	$84,000	$30	49
2712 Dr William Finlayson St Unit 2712A	0.18mi	5/2.0 (+1)	2,253 (-13%)	18mo	$90,250	$40	49
2224 N Holton St #2226	0.74mi	4/2.0	2,400 (-8%)	4mo	$210,000	$88	49
2514 N Holton St #2516	0.63mi	4/2.0	2,246 (-14%)	1mo	$215,000	$96	47
2930 N 1st St Unit A	0.57mi	4/2.0	2,244 (-14%)	13mo	$106,000	$47	40
313 E Garfield Ave #315	0.66mi	4/2.0	2,304 (-12%)	13mo	$292,000	$127	39

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 · 5.0% rent growth · sell at horizon

5-year hold

• IRR: 65.0%
• Equity multiple: 4.00×
• Total profit: $79,930
• Equity at exit: $14,165

10-year hold

• IRR: 70.0%
• Equity multiple: 8.84×
• Total profit: $208,507
• Equity at exit: $8,214

Cash invested: $26,600 (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 53212

• Rents YoY: 5.0%
• Active inventory: 129
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,618 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $1,412

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,618
Total (2 units)			$2,618

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2634 N Doctor M.L.K. Jr Dr Milwaukee, WI	5.0	2.5	2512	$3,700	$1.47	43d	1	0.19mi
2012 N Buffum St Milwaukee, WI	3.0	2.5	2200	$2,695	$1.23	43d	1	0.78mi
3420 N Vel R. Phillips Ave Unit 3422 Milwaukee, WI	3.0	1.0	2756	$1,195	$0.43	43d	1	1.10mi
3420-22 N Vel R Phillips Ave Milwaukee, WI	3.0	1.0	2756	$1,195	$0.43	43d	1	1.10mi
922 E Hamilton St Unit Lower Milwaukee, WI	3.0	1.0	1900	$1,550	$0.82	23d	1	1.12mi
1551 N Water St Milwaukee, WI	3.0	1.0–2.0	1074	$3,395	$3.16	2d	52	1.12mi
1014 E Land Pl Milwaukee, WI	3.0	2.0	1900	$2,000	$1.05	4d	1	1.13mi
1703 N Astor St Milwaukee, WI	4.0	2.0	1800	$2,200	$1.22	43d	1	1.19mi
901 W Winnebago St Milwaukee, WI	1.0–3.0	1.0–2.0	1359	$2,629	$1.93	2d	10	1.28mi
2119 W Brown St Milwaukee, WI	3.0	1.0	1754	$995	$0.57	2d	1	1.30mi
1141 N Doctor Martin Luther King Junior Dr Milwaukee, WI	1.0–3.0	1.0–2.5	1861	$6,250	$3.36	2d	6	1.34mi
1227 W Juneau Ave Unit 1227 Milwaukee, WI	4.0	1.0	3022	$1,550	$0.51	43d	1	1.45mi

Listing history 30 events

1. 2026-06-18
   days on market $95,000 Active 22 DOM
2. 2026-06-17
   days on market $95,000 Active 21 DOM
3. 2026-06-16
   days on market $95,000 Active 20 DOM
4. 2026-06-15
   days on market $95,000 Active 19 DOM
5. 2026-06-13
   days on market $95,000 Active 17 DOM
6. 2026-06-13
   days on market $95,000 Active 16 DOM
7. 2026-06-09
   days on market $95,000 Active 13 DOM
8. 2026-06-08
   days on market $95,000 Active 12 DOM
9. 2026-06-07
   days on market $95,000 Active 11 DOM
10. 2026-06-05
    days on market $95,000 Active 8 DOM
11. 2026-06-03
    days on market $95,000 Active 7 DOM
12. 2026-06-02
    days on market $95,000 Active 6 DOM
13. 2026-06-01
    days on market $95,000 Active 5 DOM
14. 2026-05-31
    days on market $95,000 Active 4 DOM
15. 2026-05-27
    listed $95,000 Active
16. 2026-03-17
    historical 374-char remark

    Show marketing remark (374 chars)

    Investor special! Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month, and the property is spacious with great bones. Bring your toolbelt and ideas, and call today!

17. 2026-03-10
    price $90,000 374-char remark

    Show marketing remark (374 chars)

    Investor special! Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month, and the property is spacious with great bones. Bring your toolbelt and ideas, and call today!

18. 2026-03-03
    status Active 374-char remark

    Show marketing remark (374 chars)

    Investor special! Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month, and the property is spacious with great bones. Bring your toolbelt and ideas, and call today!

19. 2026-02-19
    historical 374-char remark

    Show marketing remark (374 chars)

    Investor special! Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month, and the property is spacious with great bones. Bring your toolbelt and ideas, and call today!

20. 2026-02-03
    listed $100,000 Active 374-char remark

    Show marketing remark (374 chars)

    Investor special! Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month, and the property is spacious with great bones. Bring your toolbelt and ideas, and call today!

21. 2025-07-14
    historical 308-char remark

    Show marketing remark (308 chars)

    Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month. Bring your toolbelt and ideas, and call today!

22. 2025-07-03
    price $85,000 308-char remark

    Show marketing remark (308 chars)

    Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month. Bring your toolbelt and ideas, and call today!

23. 2025-07-03
    status Active 308-char remark

    Show marketing remark (308 chars)

    Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month. Bring your toolbelt and ideas, and call today!

24. 2025-05-10
    historical Contingent 308-char remark

    Show marketing remark (308 chars)

    Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month. Bring your toolbelt and ideas, and call today!

25. 2025-05-09
    status Active 308-char remark

    Show marketing remark (308 chars)

    Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month. Bring your toolbelt and ideas, and call today!

26. 2025-05-05
    historical 308-char remark

    Show marketing remark (308 chars)

    Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month. Bring your toolbelt and ideas, and call today!

27. 2025-03-14
    listed $65,000 Active 308-char remark

    Show marketing remark (308 chars)

    Large 2 bedroom/2 bedroom duplex fixer upper in blossoming Harambee neighborhood close to Brewer's Hill, Riverwest, Downtown, and UW-Milwaukee. Property needs extensive work inside and out, but upside values for properties like this are increasing by the month. Bring your toolbelt and ideas, and call today!

28. 2024-12-20
    soldstatus $5,000 Sold
29. 2024-10-15
    status Pending
30. 2024-07-16
    listed $5,000 Active

ⓘ 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 ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,416
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$2,764
• Taxable income: $16,404
• Est. tax owed @ 24.0%: −$3,937
• After-tax cash flow: $13,003/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 · 9 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to bring it up to code and improve its value. Significant work is needed on the roof, exterior, interior, and HVAC systems.

Repairs flagged

• Major roof — Missing shingles, visible damage
• Major exterior siding — Exposed framing, debris
• Major interior walls — Exposed framing, no visible walls or paint
• Major flooring — Exposed framing, no visible flooring
• Major windows — Exposed framing, no visible windows
• Major HVAC — Exposed framing, no visible HVAC
• Major foundation — Exposed framing, debris

Value-add opportunities

• Both roof replacement — Critical to safety and appearance
• Both exterior siding repair — Improves curb appeal and durability
• Both interior wall repair and painting — Enhances interior aesthetics and value
• Both flooring replacement — Provides a finished look and improved functionality
• Both window replacement — Enhances natural light and security
• Both HVAC system replacement — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Enhances property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles, visible damage	Major	$15,000–50,000
exterior siding · Exposed framing, debris	Major	$15,000–50,000
interior walls · Exposed framing, no visible walls or paint	Major	$15,000–50,000
flooring · Exposed framing, no visible flooring	Major	$15,000–50,000
windows · Exposed framing, no visible windows	Major	$15,000–50,000
HVAC · Exposed framing, no visible HVAC	Major	$15,000–50,000
foundation · Exposed framing, debris	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both roof replacement — Critical to safety and appearance ↑
• Both exterior siding repair — Improves curb appeal and durability ↑
• Both interior wall repair and painting — Enhances interior aesthetics and value ↑
• Both flooring replacement — Provides a finished look and improved functionality ↑
• Both window replacement — Enhances natural light and security ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances property value 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): 28,938
• Household income: $47,298
• Rent vs Own: 65.6% rent · 34.4% own
• Severe rent burden: 2397.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6%
• Common ancestry: Romanian 4% Portuguese 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -216.73%
• Current HPI: 385.8225
• Rent YoY: ▲ 5.00%
• 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

+1800.0% since first listed

16 events — show timeline

• 2026-05-27 Listed $95,000 METROMLS
• 2026-03-17 Listing Removed — METROMLS
• 2026-03-10 Price Changed $90,000 METROMLS
• 2026-03-03 Relisted — METROMLS
• 2026-02-19 Listing Removed — METROMLS
• 2026-02-03 Listed $100,000 METROMLS
• 2025-07-14 Listing Removed — METROMLS
• 2025-07-03 Price Changed $85,000 METROMLS
• 2025-07-03 Relisted — METROMLS
• 2025-05-10 Contingent — METROMLS
• 2025-05-09 Relisted — METROMLS
• 2025-05-05 Listing Removed — METROMLS
• 2025-03-14 Listed $65,000 METROMLS
• 2024-12-20 Sold (MLS) $5,000 METROMLS
• 2024-10-15 Pending — METROMLS
• 2024-07-16 Listed $5,000 METROMLS