4075 S 84th St #4 · Greenfield, WI 53228

$114,500

1 bd · 1.0 ba · 680 sqft · Condo · 6 Days on market

Built 1969 $300/mo HOA · 25% of rent

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Why this score? — see what drove the D- 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 +8.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +4.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Condo With A Pool For Summer Fun-Why Rent When You Can Own This Move In Ready Main Floor Condo For Less Than Rent-Open Concept Living Room-Dining Area-Kitchen Features Patio Doors To Park Like Setting And Patio, Galley Kitchen Has Ample Cabinets And Counter Space, Bedroom Has Double Door Closet, Laundry Facility Is Just Steps Away, Unit Has Storage Area And Covered Parking. Condo Fee Includes Heat, Hot Water, Sewer, Water and Garabage Pickup, All You Pay For Is Electric and Real Estate Taxes.

Key facts

• Private patio
• Storage unit
• $300 HOA

Tags

• PRIVATE PATIO
• WALKING AND BIKE PATH
• DEEDED COVERED PARKING SPACE
• STORAGE UNIT

Property features AI

Finance

• Other: Part of a building with 8 units; 96 units in the association; Condominium name: Twelve Bridges; Zoning: PUDR5
• Financial info: Pets permitted
• HOA & community: Monthly condo fee of $300; Association amenities include common green space, laundry facilities, and an outdoor pool

Exterior

• Parking: Surface parking; Carport (1 space); 1 garage parking space
• Utilities: Municipal water; Municipal sewer
• Home design: Condo; 2-story building; Unit is 1-story (per condo unit type)
• Construction: Built (year source: assessor/public record)
• Exterior features: Patio/porch; Brick, brick/stone, and wood exterior

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Master bedroom on main level, approx. 13 x 12
• Bathrooms: Ceramic tile with shower-over-tub; 1 full bathroom
• Heating & cooling: Radiant / hot water heating; Natural gas fuel
• Interior features: Cable/Satellite available; High-speed internet available; Storage lockers

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $114k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (15.9% below list).
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $96k (15.9% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.7% in Greenfield — 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 86/100 on livability (#23 in WI, #361 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• Greenfield School District (suburban): math 27% / reading 34% proficiency, ranked #271 of 342 in WI (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maple Grove Elementary (math 27% / reading 32%, grade F, #705 of 1,041 statewide, top 71%, 464 students, 52% FRL); Greenfield Middle (math 24% / reading 31%, grade F, #295 of 383 statewide, top 78%, 750 students, 52% FRL); Greenfield High (math 17% / reading 29%, grade F, #343 of 483 statewide, top 72%, 1,157 students, 47% FRL) — zoned schools average 50% FRL vs 32% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $792 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $55k; list at $114k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $96,326 (15.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.05% ✓
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-24,927
• Equity at exit: $17,072

10-year hold

• IRR: -16.3%
• Equity multiple: 0.08×
• Total profit: $-29,414
• Equity at exit: $9,900

Cash invested: $32,060 (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 53228

• Home prices YoY: -28.3%
• Active inventory: 23
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$600
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$48
• HOA: −$300
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-103

Break-even live

Break-even rent $1,334

Max offer price $96,326

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-70	+0% $-103	+5% $-135	+10% $-168
Rent	-10% $-198	-5% $-150	+0% $-103	+5% $-55	+10% $-8
Rate	-1.0pp $-45	-0.5pp $-74	base $-103	+0.5pp $-133	+1.0pp $-163

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3953 S Prairie Hill Ln Milwaukee, WI	1.0	1.0	660	$900	$1.36	3d	1	0.25mi
9125 Sura Ln Greenfield, WI	2.0	1.0–2.0	838	$1,724	$2.06	3d	11	0.84mi
3541 S 92nd St Unit NA Milwaukee, WI	2.0	1.0	700	$1,500	$2.14	45d	1	0.86mi
3541 S 92nd St Milwaukee, WI	2.0	1.0	700	$1,500	$2.14	19d	1	0.86mi
6450 W Norwich Ave Unit 6 Greenfield, WI	1.0	1.0	750	$1,145	$1.53	25d	1	1.24mi
5036 S 92nd St Apt 2 Greenfield, WI	1.0	1.0	650	$1,295	$1.99	6d	1	1.27mi
6510 W English Meadows Dr Milwaukee, WI	—	1.0	551	$984	$1.79	13d	1	1.30mi
3363 S 100th St Milwaukee, WI	1.0	1.0	700	$1,265	$1.81	25d	1	1.35mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watersewerelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-15
   statusdays on market $114,500 Pending 6 DOM
2. 2026-06-13
   days on market $114,500 Active 5 DOM
3. 2026-06-08
   days on marketlisting id $114,500 Active 1 DOM
4. 2026-05-14
   listed $114,500 Active
5. 2017-08-08
   soldstatus $54,900
6. 2017-07-17
   soldstatus $54,900
7. 2017-06-30
   soldstatus $54,900 Sold 497-char remark

   Show marketing remark (497 chars)

   Condo With A Pool For Summer Fun-Why Rent When You Can Own This Move In Ready Main Floor Condo For Less Than Rent-Open Concept Living Room-Dining Area-Kitchen Features Patio Doors To Park Like Setting And Patio, Galley Kitchen Has Ample Cabinets And Counter Space, Bedroom Has Double Door Closet, Laundry Facility Is Just Steps Away, Unit Has Storage Area And Covered Parking. Condo Fee Includes Heat, Hot Water, Sewer, Water and Garabage Pickup, All You Pay For Is Electric and Real Estate Taxes.

8. 2017-05-28
   historical Contingent 497-char remark

   Show marketing remark (497 chars)

   Condo With A Pool For Summer Fun-Why Rent When You Can Own This Move In Ready Main Floor Condo For Less Than Rent-Open Concept Living Room-Dining Area-Kitchen Features Patio Doors To Park Like Setting And Patio, Galley Kitchen Has Ample Cabinets And Counter Space, Bedroom Has Double Door Closet, Laundry Facility Is Just Steps Away, Unit Has Storage Area And Covered Parking. Condo Fee Includes Heat, Hot Water, Sewer, Water and Garabage Pickup, All You Pay For Is Electric and Real Estate Taxes.

9. 2017-05-25
   listed $54,900 Active 497-char remark

   Show marketing remark (497 chars)

   Condo With A Pool For Summer Fun-Why Rent When You Can Own This Move In Ready Main Floor Condo For Less Than Rent-Open Concept Living Room-Dining Area-Kitchen Features Patio Doors To Park Like Setting And Patio, Galley Kitchen Has Ample Cabinets And Counter Space, Bedroom Has Double Door Closet, Laundry Facility Is Just Steps Away, Unit Has Storage Area And Covered Parking. Condo Fee Includes Heat, Hot Water, Sewer, Water and Garabage Pickup, All You Pay For Is Electric and Real Estate Taxes.

10. 2013-07-10
    listed $37,400 349-char remark

    Show marketing remark (349 chars)

    WHY RENT WHEN YOU CAN OWN THIS MOVE IN READY CONDO FOR LESS THEN RENT. INTEREST RATES ARE LOW SO BUY NOW. ENJOY THE VIEW OF THE PARK LIKE SETTING FROM YOUR PATIO DOORS, KEEP YOUR CAR OUT OF THE ELEMENTS IN YOUR COVERED PARKING SPACE AND THE LAUNDRY FACILITY IS JUST STEPS FROM YOUR DOOR. ENJOY THE QUIET COMFORT OF HOME IN THIS COZY MAIN FLOOR UNIT.

11. 2013-07-10
    historical 349-char remark

    Show marketing remark (349 chars)

    WHY RENT WHEN YOU CAN OWN THIS MOVE IN READY CONDO FOR LESS THEN RENT. INTEREST RATES ARE LOW SO BUY NOW. ENJOY THE VIEW OF THE PARK LIKE SETTING FROM YOUR PATIO DOORS, KEEP YOUR CAR OUT OF THE ELEMENTS IN YOUR COVERED PARKING SPACE AND THE LAUNDRY FACILITY IS JUST STEPS FROM YOUR DOOR. ENJOY THE QUIET COMFORT OF HOME IN THIS COZY MAIN FLOOR UNIT.

12. 2013-03-11
    soldstatus $36,900
13. 2013-03-01
    soldstatus $36,900 349-char remark

    Show marketing remark (349 chars)

    WHY RENT WHEN YOU CAN OWN THIS MOVE IN READY CONDO FOR LESS THEN RENT. INTEREST RATES ARE LOW SO BUY NOW. ENJOY THE VIEW OF THE PARK LIKE SETTING FROM YOUR PATIO DOORS, KEEP YOUR CAR OUT OF THE ELEMENTS IN YOUR COVERED PARKING SPACE AND THE LAUNDRY FACILITY IS JUST STEPS FROM YOUR DOOR. ENJOY THE QUIET COMFORT OF HOME IN THIS COZY MAIN FLOOR UNIT.

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,694 · $141/mo
• Expected delta: +$424/yr (+$35/mo · 33.4%)

ⓘ 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 ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,448
• − Mortgage interest: −$6,414
• − Property taxes: −$1,270
• − Insurance: −$572
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − HOA: −$3,600
• − Depreciation: −$3,331
• Taxable loss: −$3,051
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $-502/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: Greenfield School District
• NCES district ID: 5505940
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $48,942
• Composite: 26.49/100
• National rank: #7209
• State rank: #271 of 342 in WI

Livability — Greenfield

• Score: 86/100
• State rank: #23
• US rank: #361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenfield, WI
• County: Milwaukee County · 926,379 people
• City population: 42,903
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 15,121
• Household income: $75,033
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 895.0

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 White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 9% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 16% Portuguese 6% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 5% Chinese 1% Russian/Polish/Slavic 1%

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: ▼ -97.48%
• Current HPI: 246.6044
• Rent YoY: —
• 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

+210.3% since first listed

10 events — show timeline

• 2026-05-14 Listed $114,500 METROMLS
• 2017-08-08 Sold (Public Records) $54,900 Public Records
• 2017-07-17 Sold (Public Records) $54,900 Public Records
• 2017-06-30 Sold (MLS) $54,900 METROMLS
• 2017-05-28 Contingent — METROMLS
• 2017-05-25 Listed $54,900 METROMLS
• 2013-07-10 Listing Removed — METROMLS
• 2013-07-10 Listed $37,400 METROMLS
• 2013-03-11 Sold (Public Records) $36,900 Public Records
• 2013-03-01 Sold (MLS) $36,900 METROMLS

Property tax history

+4.2%/yr

Latest (2024): $1,270 · +7.3% YoY. Source: county tax records.