4847 N 48th St · Milwaukee, WI 53218

$104,900

3 bd · 1.0 ba · 894 sqft · SingleFamily public records · 99 Days on market

Built 1956 6,098 sqft lot $117/sqft · 7% above area Est $98k · 7% 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +8.2/10.0
• ARV discount +4.4/15.0
• 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

Listing remarks MLS

Charming single-story home featuring light blue vinyl siding, a covered front porch, and a long driveway offering ample off-street parking. Inside, the living room showcases hardwood floors and a large picture window that fills the space with natural light. The kitchen offers abundant wood cabinetry, generous counter space, and black appliances. Bedrooms include hardwood flooring, neutral paint tones, and closet storage. A full bathroom with shower and vanity completes the main level. The unfinished basement provides extensive storage, laundry area, mechanicals, and potential for additional living space. The spacious backyard includes a concrete patio, mature trees, partial fencing, and a detached shed for added storage.

Key facts

• Covered front porch
• Large picture window
• Long driveway

Tags

• COVERED FRONT PORCH
• LONG DRIVEWAY
• HARDWOOD FLOORS
• LARGE PICTURE WINDOW
• ABUNDANT WOOD CABINETRY
• GENEROUS COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% of the median local income ($46k/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 $725 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 6.3

CMA / ARV

• ARV (median comp): $98,059
• List price: $104,900
• Delta: 6.98%
• 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
5003 N 51st Blvd	0.26mi	3/1.0	934 (+4%)	1mo	$110,000	$118	80
4430 W Glendale Ave	0.39mi	3/1.0	908 (+2%)	0mo	$180,000	$198	79
4752 N 44th St	0.30mi	2/1.0 (-1)	913 (+2%)	1mo	$160,000	$175	76
4868 N 52nd St	0.22mi	2/1.0 (-1)	850 (-5%)	2mo	$145,605	$171	75
4823 N 51st Blvd	0.20mi	3/1.0	992 (+11%)	0mo	$172,000	$173	72
4941 N Sherman Blvd	0.33mi	3/1.0	973 (+9%)	0mo	$110,000	$113	70
5267 N 48th St	0.53mi	3/1.0	932 (+4%)	1mo	$183,000	$196	68
4906 N 58th St	0.60mi	3/1.0	940 (+5%)	1mo	$100,000	$106	63
3908 W Hampton Ave	0.56mi	3/1.0	968 (+8%)	2mo	$90,000	$93	59
5243 N 46th St	0.51mi	2/1.0 (-1)	803 (-10%)	1mo	$135,000	$168	53
4618 W Congress St	0.57mi	2/1.0 (-1)	1,008 (+13%)	1mo	$81,500	$81	46
3733 W Fairmount Ave	0.67mi	2/1.0 (-1)	1,000 (+12%)	1mo	$100,000	$100	43

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $6,854
• Equity at exit: $15,641

10-year hold

• IRR: 17.3%
• Equity multiple: 2.59×
• Total profit: $46,651
• Equity at exit: $9,070

Cash invested: $29,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$550
• Tax from tax record: −$178 /mo · $2,132/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $322

Break-even live

Break-even rent $977

Max offer price $104,900

Occupancy floor 72%

Sensitivity live

Price	-10% $382	-5% $352	+0% $322	+5% $293	+10% $263
Rent	-10% $213	-5% $268	+0% $322	+5% $377	+10% $432
Rate	-1.0pp $375	-0.5pp $349	base $322	+0.5pp $295	+1.0pp $268

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	4d	1	0.03mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	46d	1	0.22mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	46d	1	0.26mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,645	$1.60	0d	1	0.28mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	46d	1	0.34mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	46d	1	0.35mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	26d	1	0.37mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	19d	1	0.41mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	26d	1	0.44mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	26d	1	0.44mi
4853 N 41st St Milwaukee, WI	3.0	1.0	1000	$1,495	$1.50	0d	1	0.45mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	46d	1	0.54mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	16d	1	0.68mi
4572 N 38th St Unit 2 Milwaukee, WI	2.0	1.0	600	$950	$1.58	46d	1	0.75mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	26d	1	0.80mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	19d	1	0.89mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	26d	1	1.00mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	46d	1	1.03mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	14d	1	1.05mi
5696 N 42nd St Milwaukee, WI	4.0	1.0	1023	$1,495	$1.46	26d	1	1.15mi
5688 N 56th St Milwaukee, WI	3.0	1.0	850	$1,445	$1.70	14d	1	1.16mi
5657 N 60th St #5659 Milwaukee, WI	3.0	1.0	878	$995	$1.13	19d	1	1.23mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	26d	1	1.26mi
4043 N 60th St Unit 3 Milwaukee, WI	2.0	1.0	750	$1,100	$1.47	0d	1	1.26mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	14d	1	1.29mi
5269 N 68th St Milwaukee, WI	2.0	1.0	960	$1,350	$1.41	0d	1	1.30mi
6221 W Thurston Ave #6223 Milwaukee, WI	3.0	1.0	800	$1,100	$1.38	22d	1	1.32mi
6026 W Carmen Ave Milwaukee, WI	2.0	1.0	672	$1,195	$1.78	26d	1	1.36mi
5659 N 64th St Unit 5659A Milwaukee, WI	2.0	1.0	1091	$1,300	$1.19	46d	1	1.38mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	23d	1	1.41mi
5830 N 61st St Milwaukee, WI	3.0	1.0	1024	$1,450	$1.42	46d	1	1.41mi
3871-3873 N 36th St Unit 3871 Milwaukee, WI	2.0	1.0	987	$950	$0.96	26d	1	1.47mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	46d	1	1.48mi

Listing history 21 events

1. 2026-06-07
   statusdays on market $104,900 Pending 99 DOM
2. 2026-06-05
   days on market $104,900 Active 98 DOM
3. 2026-06-03
   days on market $104,900 Active 97 DOM
4. 2026-06-02
   days on market $104,900 Active 96 DOM
5. 2026-06-02
   price $104,900 Active 95 DOM
6. 2026-06-01
   days on market $109,900 Active 95 DOM
7. 2026-05-31
   days on market $109,900 Active 94 DOM
8. 2026-04-23
   price $109,900 730-char remark

   Show marketing remark (730 chars)

   Charming single-story home featuring light blue vinyl siding, a covered front porch, and a long driveway offering ample off-street parking. Inside, the living room showcases hardwood floors and a large picture window that fills the space with natural light. The kitchen offers abundant wood cabinetry, generous counter space, and black appliances. Bedrooms include hardwood flooring, neutral paint tones, and closet storage. A full bathroom with shower and vanity completes the main level. The unfinished basement provides extensive storage, laundry area, mechanicals, and potential for additional living space. The spacious backyard includes a concrete patio, mature trees, partial fencing, and a detached shed for added storage.

9. 2026-04-16
   price $114,900 730-char remark

   Show marketing remark (730 chars)

   Charming single-story home featuring light blue vinyl siding, a covered front porch, and a long driveway offering ample off-street parking. Inside, the living room showcases hardwood floors and a large picture window that fills the space with natural light. The kitchen offers abundant wood cabinetry, generous counter space, and black appliances. Bedrooms include hardwood flooring, neutral paint tones, and closet storage. A full bathroom with shower and vanity completes the main level. The unfinished basement provides extensive storage, laundry area, mechanicals, and potential for additional living space. The spacious backyard includes a concrete patio, mature trees, partial fencing, and a detached shed for added storage.

10. 2026-04-01
    price $119,900 730-char remark

    Show marketing remark (730 chars)

    Charming single-story home featuring light blue vinyl siding, a covered front porch, and a long driveway offering ample off-street parking. Inside, the living room showcases hardwood floors and a large picture window that fills the space with natural light. The kitchen offers abundant wood cabinetry, generous counter space, and black appliances. Bedrooms include hardwood flooring, neutral paint tones, and closet storage. A full bathroom with shower and vanity completes the main level. The unfinished basement provides extensive storage, laundry area, mechanicals, and potential for additional living space. The spacious backyard includes a concrete patio, mature trees, partial fencing, and a detached shed for added storage.

11. 2026-03-19
    price $124,900 730-char remark

    Show marketing remark (730 chars)

    Charming single-story home featuring light blue vinyl siding, a covered front porch, and a long driveway offering ample off-street parking. Inside, the living room showcases hardwood floors and a large picture window that fills the space with natural light. The kitchen offers abundant wood cabinetry, generous counter space, and black appliances. Bedrooms include hardwood flooring, neutral paint tones, and closet storage. A full bathroom with shower and vanity completes the main level. The unfinished basement provides extensive storage, laundry area, mechanicals, and potential for additional living space. The spacious backyard includes a concrete patio, mature trees, partial fencing, and a detached shed for added storage.

12. 2026-02-26
    listed $129,900 Active 730-char remark

    Show marketing remark (730 chars)

    Charming single-story home featuring light blue vinyl siding, a covered front porch, and a long driveway offering ample off-street parking. Inside, the living room showcases hardwood floors and a large picture window that fills the space with natural light. The kitchen offers abundant wood cabinetry, generous counter space, and black appliances. Bedrooms include hardwood flooring, neutral paint tones, and closet storage. A full bathroom with shower and vanity completes the main level. The unfinished basement provides extensive storage, laundry area, mechanicals, and potential for additional living space. The spacious backyard includes a concrete patio, mature trees, partial fencing, and a detached shed for added storage.

13. 2021-08-30
    soldstatus $73,000
14. 2013-02-02
    listed $79,900 212-char remark

    Show marketing remark (212 chars)

    Nice home in quiet residential neighbor hood. Freshly painted and drywalled. Good sized bedrooms for the growing family, nice size yard, and plenty of room to park. Seller is motivated. This home won't last long!

15. 2013-02-02
    historical 212-char remark

    Show marketing remark (212 chars)

    Nice home in quiet residential neighbor hood. Freshly painted and drywalled. Good sized bedrooms for the growing family, nice size yard, and plenty of room to park. Seller is motivated. This home won't last long!

16. 2007-12-21
    soldstatus $67,000
17. 2007-10-29
    soldstatus $47,800
18. 2007-10-29
    soldstatus $56,000
19. 2005-03-30
    soldstatus $249,600
20. 1999-10-08
    soldstatus $49,000
21. 1976-10-01
    soldstatus $24,500

ⓘ 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: $2,132 · $178/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥98°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: $16,617
• − Mortgage interest: −$5,876
• − Property taxes: −$2,132
• − Insurance: −$524
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,052
• Taxable income: $2,374
• Est. tax owed @ 24.0%: −$570
• After-tax cash flow: $3,300/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

+348.6% since first listed

14 events — show timeline

• 2026-04-23 Price Changed $109,900 METROMLS
• 2026-04-16 Price Changed $114,900 METROMLS
• 2026-04-01 Price Changed $119,900 METROMLS
• 2026-03-19 Price Changed $124,900 METROMLS
• 2026-02-26 Listed $129,900 METROMLS
• 2021-08-30 Sold (Public Records) $73,000 Public Records
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $79,900 METROMLS
• 2007-12-21 Sold (Public Records) $67,000 Public Records
• 2007-10-29 Sold (Public Records) $56,000 Public Records
• 2007-10-29 Sold (Public Records) $47,800 Public Records
• 2005-03-30 Sold (Public Records) $249,600 Public Records
• 1999-10-08 Sold (Public Records) $49,000 Public Records
• 1976-10-01 Sold (Public Records) $24,500 Public Records

Property tax history

+5.7%/yr

Latest (2024): $2,132 · -0.1% YoY. Source: county tax records.