5053 N 28th St · Milwaukee, WI 53209

$95,000

3 bd · 1.0 ba · 755 sqft · Townhouse public records · 36 Days on market

Built 1928 3,484 sqft lot $126/sqft · 13% below area Est $109k · 13% under ↓ 4% since listing

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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 +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! This 2-bedroom, 1-bath home offers solid potential for investors looking to expand their portfolio or add value. Featuring a functional layout with a spacious living and dining area, plus a full bath on the main level. Property includes a new water heater and a month-to-month tenant in place starting April 30, offering immediate rental income with flexibility for future plans. Exterior features a backyard deck and off-street access. With a little TLC, this property can be a strong cash-flowing asset or a great fix-and-hold opportunity. Rent is 1,100.Being sold as-is--don't miss your chance to capitalize on this value-add property!

Key facts

• Off-street access
• New water heater
• Backyard deck

Tags

• INVESTMENT OPPORTUNITY
• FUNCTIONAL LAYOUT
• NEW WATER HEATER
• BACKYARD DECK
• OFF-STREET ACCESS

Property features AI

Finance

• Other: Zoned RT3; Lot less than 1/2 acre

Exterior

• Parking: 1 parking space
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; One story
• Construction: Brick, brick/stone and vinyl exterior; Year built from assessor/public record
• Exterior features: Deck; Sidewalks on lot

Interior

• Kitchen: Main-level kitchen (9 x 9)
• Bedrooms: Main-level primary bedroom (8 x 9); Main-level second bedroom (8 x 8)
• Bathrooms: One full bathroom with tub and shower over tub
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Walk-in closets; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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); 168 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• This rent runs 35% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 8.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($92k) 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: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.77%
• DSCR: 1.88
• GRM: 5.6

CMA / ARV

• ARV (median comp): $108,748
• List price: $95,000
• Delta: -12.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.75×
• Total profit: $20,019
• Equity at exit: $14,165

10-year hold

• IRR: 29.4%
• Equity multiple: 4.29×
• Total profit: $87,498
• 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 53209

• Rents YoY: 8.6%
• Active inventory: 168
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$498
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $438

Break-even live

Break-even rent $858

Max offer price $95,000

Occupancy floor 64%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	12d	1	0.23mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	23d	1	0.46mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	23d	1	0.71mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	14d	1	0.79mi
4572 N 38th St Unit 2 Milwaukee, WI	2.0	1.0	600	$950	$1.58	43d	1	0.85mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	21d	1	0.87mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	17d	1	0.90mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	23d	1	1.00mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	23d	1	1.01mi
4227 N 26th St Milwaukee, WI	2.0	1.0	950	$1,000	$1.05	17d	1	1.08mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	17d	1	1.09mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	43d	1	1.09mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	23d	1	1.15mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	43d	1	1.17mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	23d	1	1.17mi
5696 N 42nd St Milwaukee, WI	4.0	1.0	1023	$1,495	$1.46	23d	1	1.19mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	43d	1	1.22mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	43d	1	1.25mi
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	2d	1	1.25mi
3901 N 27th St Unit 3907 Milwaukee, WI	2.0	1.0	715	$895	$1.25	23d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 36 DOM
2. 2026-06-17
   days on market $95,000 Active 35 DOM
3. 2026-06-16
   days on market $95,000 Active 34 DOM
4. 2026-06-15
   days on market $95,000 Active 33 DOM
5. 2026-06-13
   days on market $95,000 Active 31 DOM
6. 2026-06-13
   days on market $95,000 Active 30 DOM
7. 2026-06-09
   days on market $95,000 Active 27 DOM
8. 2026-06-08
   days on market $95,000 Active 26 DOM
9. 2026-06-07
   days on market $95,000 Active 25 DOM
10. 2026-06-05
    days on market $95,000 Active 22 DOM
11. 2026-06-03
    days on market $95,000 Active 21 DOM
12. 2026-06-02
    days on market $95,000 Active 20 DOM
13. 2026-06-01
    days on market $95,000 Active 19 DOM
14. 2026-05-31
    days on market $95,000 Active 18 DOM
15. 2026-05-13
    historical 668-char remark

    Show marketing remark (668 chars)

    Great investment opportunity! This 2-bedroom, 1-bath home offers solid potential for investors looking to expand their portfolio or add value. Featuring a functional layout with a spacious living and dining area, plus a full bath on the main level. Property includes a new water heater and a month-to-month tenant in place starting April 30, offering immediate rental income with flexibility for future plans. Exterior features a backyard deck and off-street access. With a little TLC, this property can be a strong cash-flowing asset or a great fix-and-hold opportunity. Rent is 1,100.Being sold as-is--don't miss your chance to capitalize on this value-add property!

16. 2026-05-12
    listed $95,000 Active 669-char remark
17. 2026-04-21
    listed $99,000 Active 668-char remark

    Show marketing remark (668 chars)

    Great investment opportunity! This 2-bedroom, 1-bath home offers solid potential for investors looking to expand their portfolio or add value. Featuring a functional layout with a spacious living and dining area, plus a full bath on the main level. Property includes a new water heater and a month-to-month tenant in place starting April 30, offering immediate rental income with flexibility for future plans. Exterior features a backyard deck and off-street access. With a little TLC, this property can be a strong cash-flowing asset or a great fix-and-hold opportunity. Rent is 1,100.Being sold as-is--don't miss your chance to capitalize on this value-add property!

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$38/yr (+$3/mo · 2.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 7% 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: $16,955
• − Mortgage interest: −$5,321
• − Property taxes: −$1,682
• − Insurance: −$475
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$2,764
• Taxable income: $4,000
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,299/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): 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

-4.0% since first listed

3 events — show timeline

• 2026-05-13 Listing Removed — METROMLS
• 2026-05-12 Listed $95,000 METROMLS
• 2026-04-21 Listed $99,000 METROMLS

Property tax history

+1.4%/yr

Latest (2024): $1,682 · -40.7% YoY. Source: county tax records.