4224 N 53rd St · Milwaukee, WI 53216

$109,900

2 bd · 1.0 ba · 725 sqft · SingleFamily public records · 42 Days on market

Built 1951 4,791 sqft lot $152/sqft · 11% below area Est $123k · 11% 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 +16.0/30.0
• ARV discount +12.3/15.0
• Appreciation +5.7/10.0
• DSCR +4.9/10.0
• Rent growth +4.3/5.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Cute and cozy rental house is easy to maintain. Full basement and garage. Good deposit and good rent. Occupied.

Key facts

• 4,791 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $54 ($649/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (10.3% below list).
• Recommended offer: $99k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 (+7.0%/yr); 126 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• In year one you build about $2k of equity ($760 loan paydown + $1k appreciation (1.3% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 7.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $16k; list at $110k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,607 (10.3% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 0.90% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (median comp): $123,037
• List price: $109,900
• Delta: -10.68%
• 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
4212 N 53rd St	0.02mi	2/1.0	672 (-7%)	11mo	$145,000	$216	78
5359 W Leon Ter	0.08mi	3/1.0 (+1)	800 (+10%)	1mo	$120,000	$150	74
4485 N 56th St	0.40mi	2/1.0	767 (+6%)	7mo	$105,000	$137	66
5601 W Congress St	0.29mi	2/1.0	800 (+10%)	8mo	$172,000	$215	63
4337 N 42nd Pl	0.67mi	2/1.0	698 (-4%)	2mo	$126,900	$182	61
4663 N 48th St	0.63mi	2/1.0	672 (-7%)	2mo	$77,000	$115	57
4765 N 48th St	0.74mi	2/1.0	720 (-1%)	10mo	$63,675	$88	56
4233 N 42nd Pl	0.65mi	2/1.0	688 (-5%)	12mo	$62,500	$91	51
4340 N 48th St	0.34mi	3/1.0 (+1)	828 (+14%)	10mo	$129,500	$156	47
4671 N 50th St	0.59mi	2/1.0	624 (-14%)	10mo	$59,724	$96	41
3634 N 49th St	0.73mi	2/1.0	810 (+12%)	8mo	$125,000	$154	40
4334 N 42nd Pl	0.69mi	3/1.0 (+1)	823 (+14%)	12mo	$109,900	$134	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.33% appreciation · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.37×
• Total profit: $11,409
• Equity at exit: $39,408

10-year hold

• IRR: 13.1%
• Equity multiple: 2.81×
• Total profit: $55,648
• Equity at exit: $53,863

Cash invested: $30,772 (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 53216

• Home prices YoY: 0.3%
• Rents YoY: 7.0%
• Active inventory: 126
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$576
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $54

Break-even live

Break-even rent $918

Max offer price $109,900

Occupancy floor 90%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 N 41st St Unit 2 Milwaukee, WI	1.0	1.0	700	$845	$1.21	24d	1	0.82mi
4572 N 38th St Unit 2 Milwaukee, WI	2.0	1.0	600	$950	$1.58	44d	1	1.06mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	24d	1	1.19mi
4060 N 73rd St Apt 2 Milwaukee, WI	1.0	1.0	650	$850	$1.31	17d	1	1.22mi
6960 W Appleton Ave Apt 4 Milwaukee, WI	2.0	1.0	750	$1,100	$1.47	44d	1	1.22mi

Listing history 8 events

1. 2026-04-14
   listed $109,900 Active 111-char remark

   Show marketing remark (111 chars)

   Cute and cozy rental house is easy to maintain. Full basement and garage. Good deposit and good rent. Occupied.

2. 2023-12-08
   historical $1,599
3. 2023-11-23
   listed $1,599
4. 2013-01-26
   listed $21,900 247-char remark

   Show marketing remark (247 chars)

   You can stop renting and start owning at this 2-bedroom/1-bath 725-SF home on. 113 acres (per Wiredata) in Milwaukee. You'll enjoy a casual living room with carpeting, efficient kitchen with laminate countertops, 1-car garage. Needs some updating.

5. 2013-01-26
   historical 247-char remark

   Show marketing remark (247 chars)

   You can stop renting and start owning at this 2-bedroom/1-bath 725-SF home on. 113 acres (per Wiredata) in Milwaukee. You'll enjoy a casual living room with carpeting, efficient kitchen with laminate countertops, 1-car garage. Needs some updating.

6. 2011-04-22
   soldstatus $16,500 247-char remark

   Show marketing remark (247 chars)

   You can stop renting and start owning at this 2-bedroom/1-bath 725-SF home on. 113 acres (per Wiredata) in Milwaukee. You'll enjoy a casual living room with carpeting, efficient kitchen with laminate countertops, 1-car garage. Needs some updating.

7. 2006-03-27
   soldstatus $62,000
8. 1992-05-01
   soldstatus $11,500

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$400/yr (+$33/mo · 32.4%)

ⓘ 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 ≥100°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,833
• − Mortgage interest: −$6,156
• − Property taxes: −$1,233
• − Insurance: −$550
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,197
• Taxable loss: −$1,197
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $936/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): 30,345
• Household income: $46,752
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2202.0

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 (81%)
• Race & ethnicity: Black 81% White 9% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 1%
• Foreign-born: 3% · Canada, Philippines, China
• Languages at home: 93% English-only · Spanish 4% 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: ▲ 1.33%
• Current HPI: 381.0954
• Rent YoY: ▲ 7.01%
• 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

+855.7% since first listed

8 events — show timeline

• 2026-04-14 Listed $109,900 METROMLS
• 2023-12-08 Rental Removed $1,599 APPFOLIO
• 2023-11-23 Listed for Rent $1,599 APPFOLIO
• 2013-01-26 Listing Removed — METROMLS
• 2013-01-26 Listed $21,900 METROMLS
• 2011-04-22 Sold (MLS) $16,500 METROMLS
• 2006-03-27 Sold (Public Records) $62,000 Public Records
• 1992-05-01 Sold (Public Records) $11,500 Public Records

Property tax history

-0.7%/yr

Latest (2024): $1,233 · +19.5% YoY. Source: county tax records.