5301 N 27th St #5303 · Milwaukee, WI 53209

$199,900

6 bd · 2.0 ba · 1,840 sqft · MultiFamily · 40 Days on market

Built 1953 Fair condition 6,534 sqft lot $109/sqft · 12% above area Est $179k · 12% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• ARV discount +2.1/15.0
• 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

Located right on the border of Glendale and Milwaukee. This 3/3 duplex has been well taken care of and has good size living areas, a nice sized yard and a 2 car garage. Property is fully rented with long term tenants which creates great cash flow for those looking to add to their portfolio. Seller is offering a package deal with as few or as many of the following properties 1958702, 1960479, 1962156. Seller is highly motivated to move this property fast so schedule your showing today!

Key facts

• Nice sized yard
• Great cash flow
• Long term tenants

Tags

• GOOD SIZE LIVING AREAS
• NICE SIZED YARD
• FULLY RENTED
• LONG TERM TENANTS
• GREAT CASH FLOW

Property features AI

Finance

• Other: Inclusions: one oven/range and one refrigerator; Exclusions: sellers' and tenants' personal property
• Financial info: Property is a multi-family duplex with 2 units

Exterior

• Parking: Detached 2-car garage; Additional 1 parking space
• Utilities: Municipal water; Municipal sewer
• Home design: 2-story duplex (multi-family, 2 units); Estimated unit size range: 751–1000 sq ft
• Construction: Exterior materials: aluminum/steel and brick/stone
• Exterior features: Aluminum/steel and brick exterior; Lot is approximately 0.15 acres (less than 1/2 acre); Zoned RT3

Interior

• Kitchen: Unit 2 kitchen on upper level; Includes: 1 oven/range and 1 refrigerator (per listing inclusions)
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms (master and other bedrooms on upper level)
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath
• Interior features: Full basement with block construction
• Laundry & utility: Two electric meters; Two gas meters

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $875 ($11k/yr) — positive. Per door: $438/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 (+8.6%/yr); 171 active listings in the ZIP; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,927/mo this rent would consume 72% of the median local household income ($48k/yr) (locally 3390% 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 $6k 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 + 8.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $56/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.46% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $178,627
• List price: $199,900
• Delta: 11.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5011 N 26th St	0.36mi	5/2.0 (-1)	1,725 (-6%)	14mo	$145,000	$84	56
5021 N 27th St	0.36mi	5/2.0 (-1)	1,630 (-11%)	5mo	$135,000	$83	55
5301 N 38th St	0.68mi	6/2.0	1,601 (-13%)	5mo	$145,000	$91	43
4783 N 30th St #4785	0.69mi	5/2.5 (-1)	2,050 (+11%)	3mo	$85,000	$41	40
5033 N 19th St	0.71mi	5/2.0 (-1)	1,922 (+4%)	24mo	$145,000	$75	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.70×
• Total profit: $38,904
• Equity at exit: $29,806

10-year hold

• IRR: 28.3%
• Equity multiple: 4.15×
• Total profit: $176,386
• Equity at exit: $17,284

Cash invested: $55,972 (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 53209

• Rents YoY: 8.6%
• Active inventory: 171
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,927 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $875

Break-even live

Break-even rent $1,819

Max offer price $199,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,013	-5% $944	+0% $875	+5% $806	+10% $737
Rent	-10% $644	-5% $760	+0% $875	+5% $991	+10% $1,107
Rate	-1.0pp $976	-0.5pp $926	base $875	+0.5pp $824	+1.0pp $771

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,928
Total (2 units)			$2,927

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $199,900 Active 40 DOM
2. 2026-06-18
   days on market $199,900 Active 37 DOM
3. 2026-06-17
   days on market $199,900 Active 36 DOM
4. 2026-06-16
   days on market $199,900 Active 35 DOM
5. 2026-06-15
   days on market $199,900 Active 34 DOM
6. 2026-06-13
   days on market $199,900 Active 32 DOM
7. 2026-06-13
   days on market $199,900 Active 31 DOM
8. 2026-06-09
   days on market $199,900 Active 28 DOM
9. 2026-06-08
   days on market $199,900 Active 27 DOM
10. 2026-06-07
    days on market $199,900 Active 26 DOM
11. 2026-06-05
    statusdays on market $199,900 Active 23 DOM
12. 2026-06-03
    days on market $199,900 Contingent 22 DOM
13. 2026-06-02
    days on market $199,900 Contingent 21 DOM
14. 2026-06-01
    days on market $199,900 Contingent 20 DOM
15. 2026-05-31
    days on market $199,900 Contingent 19 DOM
16. 2026-05-12
    listed $199,900 Active 489-char remark

ⓘ 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) · 99% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,124
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,666
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − Depreciation: −$5,815
• Taxable income: $7,827
• Est. tax owed @ 24.0%: −$1,878
• After-tax cash flow: $8,625/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 · 18 photos

Fair 45/100 Moderate rehab

This 3/3 duplex requires moderate renovations to improve its condition and increase its resale and rental value. The home is currently well-maintained and fully rented, making it a good investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — Cabinets are worn and could benefit from a fresh coat of paint or replacement.
• Moderate bathroom fixtures — Fixtures are outdated and could be replaced with more modern options.
• Major exterior siding — Siding is weathered and needs repainting or replacement.
• Moderate tile flooring — Tile flooring is dated and could be replaced with more modern options.
• Moderate interior walls — Paint and decor are dated and could be refreshed with new paint and decor.
• Moderate landscaping — Landscaping is average and could be improved with some maintenance and updates.

Value-add opportunities

• Both Paint and refresh interior walls — Refreshing the interior walls with new paint and decor will improve the home's curb appeal and interior aesthetics.
• Both Replace outdated tile flooring — Replacing the dated tile flooring with modern options will improve the home's resale and rental value.
• Both Repaint exterior siding — Repainting the exterior siding will improve the home's curb appeal and increase its resale and rental value.
• Both Replace outdated bathroom fixtures — Replacing the outdated bathroom fixtures with modern options will improve the home's resale and rental value.
• Both Improve landscaping — Improving the landscaping will enhance the home's curb appeal and increase its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Cabinets are worn and could benefit from a fresh coat of paint or replacement.	Moderate	$3,000–15,000
bathroom fixtures · Fixtures are outdated and could be replaced with more modern options.	Moderate	$3,000–15,000
exterior siding · Siding is weathered and needs repainting or replacement.	Major	$15,000–50,000
tile flooring · Tile flooring is dated and could be replaced with more modern options.	Moderate	$3,000–15,000
interior walls · Paint and decor are dated and could be refreshed with new paint and decor.	Moderate	$3,000–15,000
landscaping · Landscaping is average and could be improved with some maintenance and updates.	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$30,000–125,000

Value-add ROI direction

• Both Paint and refresh interior walls — Refreshing the interior walls with new paint and decor will improve the home's curb appeal and interior aesthetics. ↑
• Both Replace outdated tile flooring — Replacing the dated tile flooring with modern options will improve the home's resale and rental value. ↑
• Both Repaint exterior siding — Repainting the exterior siding will improve the home's curb appeal and increase its resale and rental value. ↑
• Both Replace outdated bathroom fixtures — Replacing the outdated bathroom fixtures with modern options will improve the home's resale and rental value. ↑
• Both Improve landscaping — Improving the landscaping will enhance the home's curb appeal and increase its resale and rental 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): 45,170
• Household income: $48,486
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3390.0

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 (66%)
• Race & ethnicity: Black 66% White 22% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

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: ▼ -194.98%
• Current HPI: 172.4275
• Rent YoY: ▲ 8.61%
• 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

3 events — show timeline

• 2026-06-04 Relisted — METROMLS
• 2026-05-26 Contingent — METROMLS
• 2026-05-12 Listed $199,900 METROMLS