3055 N 60th St #3059 · Milwaukee, WI 53210

$184,000

4 bd · 2.0 ba · 1,986 sqft · MultiFamily · 44 Days on market

Built 1949 5,227 sqft lot $93/sqft · 5% below area Est $195k · 5% 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 +26.6/30.0
• ARV discount +10.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• 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

Great 2/2 Duplex with a partially finished lower level. Two newer furnaces, newer vinyl windows, HWF under carpet in lower and separate storage units in basement. See 'other' document for additional duplexes for sale.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1949

Property features AI

Finance

• Other: Property type: Multi-family (2-unit building)

Exterior

• Parking: Detached 2-car garage; Additional 1 parking space
• Utilities: Municipal water; Municipal sewer; 2 electric meters; 2 gas meters
• Home design: 2-story duplex (multi-family); Estimated living area range 1,001–1,250 sq ft
• Construction: Built (year source: Assessor/Public Record)
• Exterior features: Exterior described as Other; Lot size approximately 0.12 acres; Zoned RT2; Acreage less than 1/2 acre

Interior

• Kitchen: Unit 2 kitchen on main level; Lower unit includes a dishwasher; Upper unit includes refrigerator and stove/range
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms (master and second bedroom on upper level)
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath
• Interior features: Full block basement
• Laundry & utility: Washers and dryers excluded (not included)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $184k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive. Per door: $245/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $178k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (+3.8%/yr); 142 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2,231/mo this rent would consume 56% of the median local household income ($48k/yr) (locally 1730% 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 + 3.8% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $112k; list at $184k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1949 — 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: 1.21% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $194,597
• List price: $184,000
• Delta: -5.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3031 N 60th St	0.04mi	4/2.0	1,990 (+0%)	1mo	$215,000	$108	97
2834 N 54th St Unit 2834A	0.46mi	4/2.0	2,080 (+5%)	0mo	$175,000	$84	70
2977 N 60th St #2979	0.10mi	5/2.0 (+1)	2,273 (+14%)	0mo	$179,900	$79	66
3628 N 58th Blvd #3630	0.66mi	4/2.0	1,932 (-3%)	2mo	$192,000	$99	62
5601 W Brooklyn Pl	0.33mi	3/2.0 (-1)	2,186 (+10%)	1mo	$310,000	$142	62
2639 N 55th St	0.60mi	4/2.0	1,877 (-6%)	2mo	$120,000	$64	61
3616 N 55th St #3618	0.70mi	3/2.0 (-1)	1,977 (-0%)	2mo	$185,000	$94	60
6215 W Keefe Avenue Pkwy	0.54mi	4/2.0	1,814 (-9%)	2mo	$175,000	$96	59
3044 N 54th St #3046	0.36mi	4/2.0	2,279 (+15%)	1mo	$200,000	$88	58
3037 N 53rd St	0.39mi	4/2.0	2,257 (+14%)	2mo	$161,000	$71	58
5601 W Philip Pl #5603	0.42mi	3/2.0 (-1)	2,224 (+12%)	0mo	$265,000	$119	55
2866 N 52nd St #2868	0.54mi	4/2.0	2,215 (+12%)	1mo	$257,000	$116	55

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $3,340
• Equity at exit: $27,435

10-year hold

• IRR: 12.1%
• Equity multiple: 1.99×
• Total profit: $51,048
• Equity at exit: $15,909

Cash invested: $51,520 (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 53210

• Home prices YoY: -21.5%
• Rents YoY: 3.8%
• Active inventory: 142
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,231 high
• Mortgage (P&I): −$965
• Tax est. 1.5%: −$230 /mo · $2,760/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $491

Break-even live

Break-even rent $1,610

Max offer price $184,000

Occupancy floor 73%

Sensitivity live

Price	-10% $618	-5% $554	+0% $491	+5% $427	+10% $364
Rent	-10% $315	-5% $403	+0% $491	+5% $579	+10% $667
Rate	-1.0pp $584	-0.5pp $538	base $491	+0.5pp $443	+1.0pp $395

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,230
Total (2 units)			$2,231

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3155 N 52nd St Milwaukee, WI	3.0	2.0	1300	$1,400	$1.08	44d	1	0.48mi
2976 N 49th St Milwaukee, WI	3.0	1.0	1700	$1,300	$0.76	17d	1	0.69mi
2629 N 50th St Unit Upper Milwaukee, WI	3.0	1.0	1258	$1,375	$1.09	3d	1	0.81mi
2438 N 51st St Unit 2 Milwaukee, WI	3.0	1.0	1300	$1,650	$1.27	24d	1	0.97mi
2409 N 49th St Milwaukee, WI	3.0	1.0	1335	$1,248	$0.93	44d	1	1.06mi
2713 N 44th St Milwaukee, WI	3.0	1.0	1450	$1,350	$0.93	44d	1	1.06mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	24d	1	1.12mi
3122 N 42nd St Milwaukee, WI	3.0	1.0	1323	$1,495	$1.13	5d	1	1.15mi
4079 N 63rd St Milwaukee, WI	3.0	1.0	1600	$1,595	$1.00	20d	1	1.16mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	44d	1	1.36mi
2137 N 47th St Milwaukee, WI	5.0	2.0	1723	$1,850	$1.07	15d	1	1.41mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	44d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $184,000 Active 44 DOM
2. 2026-06-17
   days on market $184,000 Active 43 DOM
3. 2026-06-16
   days on market $184,000 Active 42 DOM
4. 2026-06-15
   days on market $184,000 Active 41 DOM
5. 2026-06-13
   days on market $184,000 Active 39 DOM
6. 2026-06-13
   pricedays on market $184,000 Active 38 DOM
7. 2026-06-09
   days on market $185,000 Active 35 DOM
8. 2026-06-08
   days on market $185,000 Active 34 DOM
9. 2026-06-07
   days on market $185,000 Active 33 DOM
10. 2026-06-05
    days on market $185,000 Active 30 DOM
11. 2026-06-03
    days on market $185,000 Active 29 DOM
12. 2026-06-02
    days on market $185,000 Active 28 DOM
13. 2026-06-01
    days on market $185,000 Active 27 DOM
14. 2026-05-31
    days on market $185,000 Active 26 DOM
15. 2026-05-05
    listed $185,000 Active 646-char remark
16. 2026-05-05
    historical $185,000 646-char remark
17. 2021-08-27
    soldstatus $112,500 Sold 217-char remark

    Show marketing remark (217 chars)

    Great 2/2 Duplex with a partially finished lower level. Two newer furnaces, newer vinyl windows, HWF under carpet in lower and separate storage units in basement. See 'other' document for additional duplexes for sale.

18. 2021-07-22
    historical Contingent 217-char remark

    Show marketing remark (217 chars)

    Great 2/2 Duplex with a partially finished lower level. Two newer furnaces, newer vinyl windows, HWF under carpet in lower and separate storage units in basement. See 'other' document for additional duplexes for sale.

19. 2021-07-19
    price $129,900 217-char remark

    Show marketing remark (217 chars)

    Great 2/2 Duplex with a partially finished lower level. Two newer furnaces, newer vinyl windows, HWF under carpet in lower and separate storage units in basement. See 'other' document for additional duplexes for sale.

20. 2021-07-05
    price $139,900 217-char remark

    Show marketing remark (217 chars)

    Great 2/2 Duplex with a partially finished lower level. Two newer furnaces, newer vinyl windows, HWF under carpet in lower and separate storage units in basement. See 'other' document for additional duplexes for sale.

21. 2021-06-29
    price $149,900 217-char remark

    Show marketing remark (217 chars)

    Great 2/2 Duplex with a partially finished lower level. Two newer furnaces, newer vinyl windows, HWF under carpet in lower and separate storage units in basement. See 'other' document for additional duplexes for sale.

22. 2021-06-22
    price $154,900 217-char remark

    Show marketing remark (217 chars)

    Great 2/2 Duplex with a partially finished lower level. Two newer furnaces, newer vinyl windows, HWF under carpet in lower and separate storage units in basement. See 'other' document for additional duplexes for sale.

23. 2021-06-17
    listed $164,000 Active 217-char remark

    Show marketing remark (217 chars)

    Great 2/2 Duplex with a partially finished lower level. Two newer furnaces, newer vinyl windows, HWF under carpet in lower and separate storage units in basement. See 'other' document for additional duplexes for sale.

24. 2015-03-04
    status Pending

    Show marketing remark (291 chars)

    Long time owner ready to retire and pass on this investment opportunity. Great duplex! Lower unit slightly larger and includes enclosed front porch. Separate utilities. Full basement with laundry hook ups, storage lockers, and finished room/office. Upper balcony not in use. Going, going. ..

25. 2015-03-03
    soldstatus $45,000 Sold

    Show marketing remark (291 chars)

    Long time owner ready to retire and pass on this investment opportunity. Great duplex! Lower unit slightly larger and includes enclosed front porch. Separate utilities. Full basement with laundry hook ups, storage lockers, and finished room/office. Upper balcony not in use. Going, going. ..

26. 2015-01-30
    listed $49,900 Active

    Show marketing remark (291 chars)

    Long time owner ready to retire and pass on this investment opportunity. Great duplex! Lower unit slightly larger and includes enclosed front porch. Separate utilities. Full basement with laundry hook ups, storage lockers, and finished room/office. Upper balcony not in use. Going, going. ..

ⓘ 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 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: $26,772
• − Mortgage interest: −$10,307
• − Property taxes: −$2,760
• − Insurance: −$920
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$5,353
• Taxable income: $3,149
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $5,135/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): 23,922
• Household income: $48,217
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1730.0

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 (71%)
• Race & ethnicity: Black 71% White 17% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 2% Portuguese 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 3% 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: ▼ -76.77%
• Current HPI: 280.0133
• Rent YoY: ▲ 3.82%
• 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

+268.7% since first listed

13 events — show timeline

• 2026-06-12 Price Changed $184,000 METROMLS
• 2026-05-05 Listed $185,000 METROMLS
• 2026-05-05 Coming Soon $185,000 METROMLS
• 2021-08-27 Sold (MLS) $112,500 METROMLS
• 2021-07-22 Contingent — METROMLS
• 2021-07-19 Price Changed $129,900 METROMLS
• 2021-07-05 Price Changed $139,900 METROMLS
• 2021-06-29 Price Changed $149,900 METROMLS
• 2021-06-22 Price Changed $154,900 METROMLS
• 2021-06-17 Listed $164,000 METROMLS
• 2015-03-04 Pending — METROMLS
• 2015-03-03 Sold (MLS) $45,000 METROMLS
• 2015-01-30 Listed $49,900 METROMLS