4858 N 54th St · Milwaukee, WI 53218

$112,900

3 bd · 2.0 ba · 1,039 sqft · MultiFamily public records · 31 Days on market

Built 1937 6,098 sqft lot $109/sqft · at area comps Est $117k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 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 MLS

Investor special duplex in great west Hampton corridor is ready for an owner willing to put in sweat equity! Long time owner with long time (25+ year) tenants. Long driveway for parking abutting large wooded lot behind. A definite project with unquestioned opportunity/upside. Call today!

Key facts

• Northwest side
• Milwaukee duplex
• 6,098 sq ft lot

Tags

• MILWAUKEE DUPLEX
• OFF STREET PARKING SLAB
• NORTHWEST SIDE
• NEAR SILVER SPRING DR
• ACCESS TO GROCERY STORES
• ACCESS TO RESTAURANTS

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Municipal water; Municipal sewer; 2 electric meters; 2 gas meters
• Home design: 2-story duplex; Multi-family property; Zoning: RT2
• Construction: Other exterior materials noted
• Exterior features: Aluminum/steel siding

Interior

• Kitchen: Unit 2 kitchen located on upper level (approx. 10 x 10)
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 1 bedroom (upper level, master approx. 12 x 10)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $113k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive. Per door: $445/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $110k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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 (+5.3%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $2,100/mo this rent would consume 55% of the median local household income ($46k/yr) (locally 2421% 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 $781 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 + 5.3% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($110k) 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.
• Current owner paid $75k; list at $113k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,513 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. Built in 1937 — 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: 1.86% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.75%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $117,000
• List price: $112,900
• Delta: -3.50%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4858 N 54th St	0.00mi	3/2.0	1,039 (0%)	4mo	$75,000	$72	97
4758 N 53rd St #4760	0.16mi	4/2.0 (+1)	1,032 (-1%)	4mo	$117,000	$113	83

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.37×
• Total profit: $43,302
• Equity at exit: $16,834

10-year hold

• IRR: 40.0%
• Equity multiple: 5.18×
• Total profit: $132,004
• Equity at exit: $9,762

Cash invested: $31,612 (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 53218

• Home prices YoY: -19.0%
• Rents YoY: 5.3%
• Active inventory: 152
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$592
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $889

Break-even live

Break-even rent $975

Max offer price $112,900

Occupancy floor 53%

Sensitivity live

Price	-10% $953	-5% $921	+0% $889	+5% $857	+10% $825
Rent	-10% $723	-5% $806	+0% $889	+5% $972	+10% $1,055
Rate	-1.0pp $946	-0.5pp $918	base $889	+0.5pp $860	+1.0pp $830

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,104
1× unit	1	1	$996
Total (2 units)			$2,100

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	6d	1	0.25mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	45d	1	0.35mi
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	3d	1	0.38mi
5073 N 48th St Milwaukee, WI	4.0	1.0	1152	$1,595	$1.38	16d	1	0.45mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	45d	1	0.50mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	45d	1	0.51mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	25d	1	0.57mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	25d	1	0.59mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	18d	1	0.66mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	45d	1	0.66mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	45d	1	0.67mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	25d	1	0.71mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	25d	1	0.72mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	45d	1	0.76mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	45d	1	0.95mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	16d	1	1.02mi
5688 N 56th St Milwaukee, WI	3.0	1.0	850	$1,445	$1.70	14d	1	1.06mi
5657 N 60th St #5659 Milwaukee, WI	3.0	1.0	878	$995	$1.13	18d	1	1.07mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	45d	1	1.13mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	18d	1	1.13mi
6221 W Thurston Ave #6223 Milwaukee, WI	3.0	1.0	800	$1,100	$1.38	21d	1	1.13mi
6921 W Herbert Ave Milwaukee, WI	3.0	2.0	1414	$1,620	$1.15	6d	1	1.14mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	25d	1	1.14mi
5659 N 64th St Unit 5659A Milwaukee, WI	2.0	1.0	1091	$1,300	$1.19	45d	1	1.17mi
7348 W Medford Ave Unit 7348A Milwaukee, WI	2.0	1.0	1095	$950	$0.87	25d	1	1.25mi
4153 N 68th St Milwaukee, WI	3.0	1.0	1025	$1,700	$1.66	45d	1	1.26mi
5830 N 61st St Milwaukee, WI	3.0	1.0	1024	$1,450	$1.42	45d	1	1.27mi
5696 N 42nd St Milwaukee, WI	4.0	1.0	1023	$1,495	$1.46	25d	1	1.32mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	25d	1	1.32mi
5820 N 65th St #5822 Milwaukee, WI	2.0	1.0	700	$1,245	$1.78	45d	1	1.36mi
5823 N 65th St Unit Upper Milwaukee, WI	2.0	1.0	768	$1,295	$1.69	45d	1	1.37mi
5831 N 65th St Unit 5831 Milwaukee, WI	3.0	1.0	900	$1,195	$1.33	45d	1	1.38mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	45d	1	1.40mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	25d	1	1.40mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	14d	1	1.40mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	14d	1	1.42mi
7701 W Hampton Ave Unit 6 Milwaukee, WI	2.0	1.0	816	$1,250	$1.53	45d	1	1.44mi
5541 N 35th St #5543 Milwaukee, WI	3.0	1.0	1130	$1,195	$1.06	6d	1	1.46mi
4623 N 77th St Milwaukee, WI	3.0	1.5	1156	$1,800	$1.56	18d	1	1.48mi
5905 N 66th St Unit 66th Lower Milwaukee, WI	3.0	1.0	1000	$1,600	$1.60	18d	1	1.49mi

Listing history 16 events

1. 2026-06-15
   days on market $112,900 Active 31 DOM
2. 2026-06-13
   days on market $112,900 Active 29 DOM
3. 2026-06-13
   days on market $112,900 Active 28 DOM
4. 2026-06-09
   days on market $112,900 Active 25 DOM
5. 2026-06-08
   days on market $112,900 Active 24 DOM
6. 2026-06-07
   days on market $112,900 Active 23 DOM
7. 2026-06-05
   days on market $112,900 Active 20 DOM
8. 2026-06-03
   days on market $112,900 Active 19 DOM
9. 2026-06-02
   days on market $112,900 Active 18 DOM
10. 2026-06-01
    days on market $112,900 Active 17 DOM
11. 2026-05-31
    days on market $112,900 Active 16 DOM
12. 2026-05-15
    listed $112,900 Active 605-char remark
13. 2026-03-13
    soldstatus $75,000
14. 2026-03-06
    soldstatus $75,000 Sold 289-char remark

    Show marketing remark (289 chars)

    Investor special duplex in great west Hampton corridor is ready for an owner willing to put in sweat equity! Long time owner with long time (25+ year) tenants. Long driveway for parking abutting large wooded lot behind. A definite project with unquestioned opportunity/upside. Call today!

15. 2026-02-11
    historical Contingent 289-char remark

    Show marketing remark (289 chars)

    Investor special duplex in great west Hampton corridor is ready for an owner willing to put in sweat equity! Long time owner with long time (25+ year) tenants. Long driveway for parking abutting large wooded lot behind. A definite project with unquestioned opportunity/upside. Call today!

16. 2026-02-09
    listed $80,000 Active 289-char remark

    Show marketing remark (289 chars)

    Investor special duplex in great west Hampton corridor is ready for an owner willing to put in sweat equity! Long time owner with long time (25+ year) tenants. Long driveway for parking abutting large wooded lot behind. A definite project with unquestioned opportunity/upside. Call today!

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$259/yr (+$22/mo · 16.5%)

ⓘ 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: $25,200
• − Mortgage interest: −$6,324
• − Property taxes: −$1,570
• − Insurance: −$564
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$3,284
• Taxable income: $9,425
• Est. tax owed @ 24.0%: −$2,262
• After-tax cash flow: $8,406/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): 41,196
• Household income: $45,642
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2421.0

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 (72%)
• Race & ethnicity: Black 72% Asian 10% White 10% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 6% · Philippines, Canada
• Languages at home: 89% English-only · Other Asian/Pacific 7% Spanish 3%

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: ▼ -76.44%
• Current HPI: 325.1975
• Rent YoY: ▲ 5.29%
• 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

+41.1% since first listed

6 events — show timeline

• 2026-06-15 Listing Removed — METROMLS
• 2026-05-15 Listed $112,900 METROMLS
• 2026-03-13 Sold (Public Records) $75,000 Public Records
• 2026-03-06 Sold (MLS) $75,000 METROMLS
• 2026-02-11 Contingent — METROMLS
• 2026-02-09 Listed $80,000 METROMLS

Property tax history

+2.1%/yr

Latest (2024): $1,570 · +34.1% YoY. Source: county tax records.