2126 S 80th St #2128 · West Allis, WI 53219

$329,900

4 bd · 2.0 ba · 1,520 sqft · MultiFamily · 2 Days on market

Built 1942 Good condition 5,227 sqft lot Est $286k · 15% over

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Why this score? — see what drove the D- 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 +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Schools +1.9/10.0
• ARV discount +0.5/15.0
• 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

Beautifully renovated duplex featuring two spacious 2-bedroom, 1-bath units. Both units offer updated kitchens, updated bathrooms, fresh paint, new flooring, and modern lighting throughout. The property boasts excellent curb appeal with updated exterior finishes and a detached 2-car garage. Perfect for an owner-occupant looking to offset their mortgage or an investor seeking a turnkey rental property. Move-in ready at a great price!

Key facts

• Renovated duplex
• Fresh paint
• New flooring

Tags

• RENOVATED DUPLEX
• UPDATED KITCHENS
• UPDATED BATHROOMS
• FRESH PAINT
• NEW FLOORING
• MODERN LIGHTING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; 2 separate electric meters
• Home design: 2-story duplex; Multi-family property
• Construction: Aluminum/steel and Masonite/pressboard exterior materials; Year built from assessor/public record
• Exterior features: Aluminum/steel and Masonite/pressboard exterior with aluminum trim; Lot less than 1/2 acre (approx. 0.12 acres); Zoned residential

Interior

• Kitchen: Unit 2 kitchen on the upper level (approx. 14 x 12)
• Bedrooms: Unit 1 has 2 bedrooms; Unit 2 has 2 bedrooms (master and second bedroom on the upper level; master approx. 12 x 10, second bedroom approx. 11 x 10)
• Bathrooms: Unit 1 has 1 full bathroom; Unit 2 has 1 full bathroom
• Interior features: Full block basement
• Laundry & utility: Separate utilities with 2 electric meters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $13 ($159/yr) — positive. Per door: $7/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (9.9% below list).
• Recommended offer: $297k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in West Allis — 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 79/100 on livability (#69 in WI, #1,958 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• West Allis-West Milwaukee School District (urban): math 17% / reading 26% proficiency, ranked #328 of 342 in WI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.1%/yr); 55 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,973/mo this rent would consume 51% of the median local household income ($70k/yr) (locally 902% 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 $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $297,300 (9.9% 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. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $285,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2043 S 81st St #2045	0.13mi	4/3.0	1,489 (-2%)	1mo	$349,000	$234	86
2040 S 78th St	0.17mi	4/2.0	1,652 (+9%)	0mo	$200,000	$121	77
2023 S 83rd St	0.23mi	3/2.0 (-1)	1,453 (-4%)	0mo	$300,000	$206	76
2179 S 84th St #2181	0.27mi	4/2.5	1,608 (+6%)	0mo	$345,471	$215	76
2196 S 79th St	0.12mi	3/2.0 (-1)	1,640 (+8%)	1mo	$287,000	$175	76
2316 S 84th St	0.33mi	4/2.0	1,428 (-6%)	2mo	$240,000	$168	73
2120 S 76th St	0.28mi	4/2.0	1,653 (+9%)	2mo	$222,500	$135	70
2175 S 83rd St #2177	0.21mi	4/2.0	1,355 (-11%)	3mo	$305,000	$225	70
2222 S 72nd St	0.52mi	3/2.0 (-1)	1,577 (+4%)	1mo	$296,000	$188	64
2239 S 73rd St	0.45mi	3/2.0 (-1)	1,640 (+8%)	2mo	$272,500	$166	60
1602 S 75th St #1604	0.60mi	4/2.5	1,675 (+10%)	1mo	$308,500	$184	52
2001 S 90th St	0.65mi	3/2.0 (-1)	1,300 (-14%)	4mo	$265,000	$204	37

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 · 5.09% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.50×
• Total profit: $-46,152
• Equity at exit: $49,189

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-11,447
• Equity at exit: $28,524

Cash invested: $92,372 (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 53219

• Home prices YoY: -29.8%
• Rents YoY: 5.1%
• Active inventory: 55
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $2,973 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $13

Break-even live

Break-even rent $2,956

Max offer price $329,900

Occupancy floor 95%

Sensitivity live

Price	-10% $241	-5% $127	+0% $13	+5% $-101	+10% $-215
Rent	-10% $-222	-5% $-104	+0% $13	+5% $131	+10% $248
Rate	-1.0pp $179	-0.5pp $97	base $13	+0.5pp $-72	+1.0pp $-159

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,974
Total (2 units)			$2,973

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2122 S 77th St Milwaukee, WI	4.0	1.5	1434	$1,895	$1.32	15d	1	0.24mi
8530 W National Ave West Allis, WI	1.0–3.0	1.0–2.0	1037	$3,050	$2.94	2d	6	0.39mi
7745 W Beloit Rd Milwaukee, WI	3.0	1.5	1500	$1,875	$1.25	3d	1	0.74mi
1301 S 63rd St Uppr -6307 West Allis, WI	3.0	1.0	1150	$1,650	$1.43	24d	1	1.39mi

Listing history 3 events

1. 2026-06-18
   days on market $329,900 Active 2 DOM
2. 2026-06-17
   remarks 436-char remark
3. 2026-06-17
   listed $329,900 Active 1 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% 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: $35,676
• − Mortgage interest: −$18,480
• − Property taxes: −$4,948
• − Insurance: −$2,316
• − Repairs & maintenance: −$2,854
• − Management: −$2,854
• − Depreciation: −$9,597
• Taxable loss: −$5,373
• Est. tax savings @ 24.0%: +$1,290
• After-tax cash flow: $1,449/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully renovated duplex is move-in ready with updated kitchens, bathrooms, and flooring. The property boasts excellent curb appeal and is perfect for an owner-occupant or investor seeking a turnkey rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ 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: West Allis-West Milwaukee School District
• NCES district ID: 5516260
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $45,620
• Composite: 18.71/100
• National rank: #8881
• State rank: #328 of 342 in WI

Livability — West Allis

• Score: 79/100
• State rank: #69
• US rank: #1958

Category grades

Amenities F Commute A+ Cost of living A+ Crime C+ Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Allis, WI
• County: Milwaukee County · 926,379 people
• City population: 57,365
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 34,764
• Household income: $70,388
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 902.0

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 59% Hispanic / Latino 31% Two or more races 16% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 22% Puerto Rican 7%
• Common ancestry: Romanian 12% Portuguese 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Philippines, China
• Languages at home: 77% English-only · Spanish 19% 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: ▼ -118.46%
• Current HPI: 278.8314
• Rent YoY: ▲ 5.09%
• 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

1 event — show timeline

• 2026-06-16 Listed $329,900 METROMLS