1613 Taylor Ave · Racine, WI 53403

$189,900

4 bd · 2.0 ba · 2,336 sqft · MultiFamily public records · 8 Days on market

Built 1907 4,791 sqft lot Est $194k · 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +8.4/15.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• 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

Move in ready duplex to either owner occupy or add to your portfolio! Two nice sized units both featuring 2 bedrooms centrally located in Racine and very convenient on a main street.

Key facts

• 4,791 sq ft lot
• Built 1907
• Listed 8 days

Property features AI

Finance

• Financial info: Less than 1/2 acre lot (approx. 0.11 acre)

Exterior

• Utilities: Municipal water; Municipal sewer; 2 electric meters; 2 gas meters
• Home design: 2-story duplex; Multi-family property; Zoned RES
• Construction: Property age/year built from assessor/public record
• Exterior features: Brick/stone and vinyl exterior

Interior

• Kitchen: Unit 2 kitchen on upper level
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms (both on upper level)
• 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 2 × 2-bed/1.0-bath units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive. Per door: $349/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 10.7% vs local median 4.0% in Racine — 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 80/100 on livability (#58 in WI, #1,622 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools D-.
• Racine Unified School District (urban): math 12% / reading 20% proficiency, ranked #335 of 342 in WI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.8%/yr); 91 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 505 units permitted in Racine County in 2024 (287 in 5+ unit buildings).
• At $2,578/mo this rent would consume 52% of the median local household income ($60k/yr) (locally 1164% 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.
• Racine County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $138k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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 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: 1.36% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $193,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 Taylor Ave	0.00mi	4/2.0	2,336 (0%)	0mo	$180,000	$77	100
1653 Holmes Ave	0.17mi	4/2.0	2,268 (-3%)	15mo	$150,000	$66	75
1528 Flett Ave	0.25mi	4/2.0	2,226 (-5%)	10mo	$162,000	$73	72
2606 Olive St	0.68mi	4/2.0	2,342 (+0%)	4mo	$195,000	$83	64
1636 S Memorial Dr	0.28mi	5/2.0 (+1)	2,532 (+8%)	4mo	$85,000	$34	64
2912 Wright Ave	0.51mi	5/2.0 (+1)	2,425 (+4%)	5mo	$274,500	$113	61
2501 17th St	0.20mi	5/2.0 (+1)	2,100 (-10%)	14mo	$160,000	$76	57
1817 Grange Ave	0.36mi	4/2.0	2,040 (-13%)	8mo	$170,000	$83	56
1634 Washington Ave	0.34mi	5/2.0 (+1)	2,116 (-9%)	11mo	$90,000	$43	54
1641 Quincy Ave	0.40mi	4/2.0	2,120 (-9%)	17mo	$210,000	$99	51
1500 Quincy Ave	0.44mi	4/2.0	2,195 (-6%)	22mo	$200,000	$91	51
1909 Thurston Ave Unit 1909 1/2	0.45mi	3/2.0 (-1)	2,100 (-10%)	16mo	$237,000	$113	44

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 · 5.84% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.40×
• Total profit: $21,327
• Equity at exit: $28,315

10-year hold

• IRR: 21.2%
• Equity multiple: 3.05×
• Total profit: $109,007
• Equity at exit: $16,419

Cash invested: $53,172 (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 53403

• Rents YoY: 5.8%
• Active inventory: 91
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,578 high
• Mortgage (P&I): −$996
• Tax from tax record: −$263 /mo · $3,161/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $698

Break-even live

Break-even rent $1,694

Max offer price $189,900

Occupancy floor 68%

Sensitivity live

Price	-10% $806	-5% $752	+0% $698	+5% $644	+10% $591
Rent	-10% $495	-5% $596	+0% $698	+5% $800	+10% $902
Rate	-1.0pp $794	-0.5pp $746	base $698	+0.5pp $649	+1.0pp $599

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,578
Total (2 units)			$2,578

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3224 Osborne Blvd Racine, WI	3.0	2.0	1696	$2,200	$1.30	21d	1	1.09mi

Listing history 14 events

1. 2026-06-05
   statusdays on market $189,900 Pending 8 DOM
2. 2026-06-03
   days on market $189,900 Active 7 DOM
3. 2026-06-02
   days on market $189,900 Active 6 DOM
4. 2026-06-01
   days on market $189,900 Active 5 DOM
5. 2026-05-31
   days on market $189,900 Active 4 DOM
6. 2026-05-30
   days on market $189,900 Active 3 DOM
7. 2026-05-27
   listed $189,900 Active
8. 2024-05-03
   historical $1,400
9. 2024-04-10
   listed $1,400
10. 2024-04-10
    historical $1,400
11. 2024-04-03
    price $1,400
12. 2024-04-02
    price $1,295
13. 2024-03-29
    listed $1,400
14. 2023-04-27
    soldstatus $138,000

ⓘ 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: $3,161 · $263/mo
• Projected year-2 tax: $3,337 · $278/mo
• Expected delta: +$176/yr (+$15/mo · 5.6%)

ⓘ 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 ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,936
• − Mortgage interest: −$10,637
• − Property taxes: −$3,161
• − Insurance: −$950
• − Repairs & maintenance: −$2,475
• − Management: −$2,475
• − Depreciation: −$5,524
• Taxable income: $5,714
• Est. tax owed @ 24.0%: −$1,371
• After-tax cash flow: $7,007/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: Racine Unified School District
• NCES district ID: 5512360
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $50,716
• Composite: 14.64/100
• National rank: #9405
• State rank: #335 of 342 in WI

Livability — Racine

• Score: 80/100
• State rank: #58
• US rank: #1622

Category grades

Amenities B- Commute A+ Cost of living A+ Crime C Employment D Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Racine, WI
• County: Racine County · 146,693 people
• City population: 67,505
• Metro: Racine, WI
• Population (ZIP): 27,009
• Household income: $59,820
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1164.0

Population outlook (Racine County) Hauer SSP2

• Today (2025): 195,281 people
• By 2030: 193,725 · -0.8%
• By 2040: 188,159 · -3.6%
• By 2050: 181,323 · -7.1%
• By 2075: 174,342 · -10.7%
• By 2100: 166,870 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 42% Black 27% Hispanic / Latino 24% Two or more races 16%
• Hispanic origin (detail): Mexican 19% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Racine

• 2024 margin: Lean R (+6.2) · D 46.3% · R 52.5% · Other 1.2%
• 2008→2024 swing: -13.6pp toward R · 2008: 7.4pp · 2024: -6.2pp
• All cycles: 2024: R+6.2 2020: R+4.1 2016: R+4.4 2012: D+3.6 2008: D+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.08%
• Current HPI: 191.0012
• Rent YoY: ▲ 5.84%
• Metro: Racine, 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

+37.6% since first listed

8 events — show timeline

• 2026-05-27 Listed $189,900 METROMLS
• 2024-05-03 Rental Removed $1,400 APPFOLIO
• 2024-04-10 Listed for Rent $1,400 APPFOLIO
• 2024-04-10 Rental Removed $1,400 APPFOLIO
• 2024-04-03 Price Changed $1,400 APPFOLIO
• 2024-04-02 Price Changed $1,295 APPFOLIO
• 2024-03-29 Listed for Rent $1,400 APPFOLIO
• 2023-04-27 Sold (Public Records) $138,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,161 · +19.3% YoY. Source: county tax records.