4375 N 61st St Unit 75A · Milwaukee, WI 53216

$142,000

3 bd · 2.0 ba · 1,548 sqft · Condo · 280 Days on market

Built 1953 Fair condition $92/sqft · 136% above area

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +5.7/10.0
• 1% rule +5.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks MLS

Great opportunity to own a fully-occupied duplex generating $1,770/month in rental income. Both units are well maintained, offering comfortable living spaces for tenants. The upper unit features a spacious living room, perfect for added comfort and versatility. A 2-car garage provides secure parking and extra storage along with a massive yard. Whether you're looking to expand your portfolio or step into real estate investing, this property delivers steady income with reliable tenants already in place.

Key facts

• Massive yard
• Well maintained
• 2 car garage

Tags

• FULLY OCCUPIED DUPLEX
• RENTAL INCOME
• WELL MAINTAINED
• SPACIOUS LIVING ROOM
• 2 CAR GARAGE
• MASSIVE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $142k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $142k).
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+7.0%/yr); 126 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 38% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($982 loan paydown + $2k appreciation (1.3% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 7.0% rent growth), your $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $60,164
• List price: $142,000
• Delta: 136.02%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.33% appreciation · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.58×
• Total profit: $23,135
• Equity at exit: $50,918

10-year hold

• IRR: 16.8%
• Equity multiple: 3.34×
• Total profit: $92,841
• Equity at exit: $69,595

Cash invested: $39,760 (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 53216

• Home prices YoY: 0.3%
• Rents YoY: 7.0%
• Active inventory: 126
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$178 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $188

Break-even live

Break-even rent $1,242

Max offer price $142,000

Occupancy floor 82%

Sensitivity live

Price	-10% $286	-5% $237	+0% $188	+5% $139	+10% $90
Rent	-10% $71	-5% $129	+0% $188	+5% $246	+10% $305
Rate	-1.0pp $259	-0.5pp $224	base $188	+0.5pp $151	+1.0pp $113

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4079 N 63rd St Milwaukee, WI	3.0	1.0	1600	$1,595	$1.00	20d	1	0.40mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.62mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	44d	1	0.67mi
3957-3959 N 53rd St Unit 3957 Milwaukee, WI	2.0	1.0	1910	$1,050	$0.55	24d	1	0.67mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	44d	1	0.67mi
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	4d	1	0.68mi
6813 W Hampton Ave Unit Rear (Unit B) Milwaukee, WI	3.0	2.0	1600	$1,350	$0.84	24d	1	0.71mi
3629 N 53rd St Unit (Downstairs) Milwaukee, WI	2.0	1.0	1600	$1,275	$0.80	44d	1	0.97mi
4623 N 77th St Milwaukee, WI	3.0	1.5	1156	$1,800	$1.56	17d	1	1.09mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	44d	1	1.10mi
5073 N 48th St Milwaukee, WI	4.0	1.0	1152	$1,595	$1.38	15d	1	1.17mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	44d	1	1.21mi
7348 W Medford Ave Unit 7348A Milwaukee, WI	2.0	1.0	1095	$950	$0.87	24d	1	1.24mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	44d	1	1.27mi
6921 W Herbert Ave Milwaukee, WI	3.0	2.0	1414	$1,620	$1.15	4d	1	1.41mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	24d	1	1.41mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	24d	1	1.42mi
3155 N 52nd St Milwaukee, WI	3.0	2.0	1300	$1,400	$1.08	44d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $142,000 Active 280 DOM
2. 2026-06-17
   days on market $142,000 Active 279 DOM
3. 2026-06-16
   days on market $142,000 Active 278 DOM
4. 2026-06-15
   days on market $142,000 Active 277 DOM
5. 2026-06-13
   days on market $142,000 Active 275 DOM
6. 2026-06-13
   days on market $142,000 Active 274 DOM
7. 2026-06-09
   days on market $142,000 Active 271 DOM
8. 2026-06-08
   days on market $142,000 Active 270 DOM
9. 2026-06-07
   days on market $142,000 Active 269 DOM
10. 2026-06-05
    days on market $142,000 Active 266 DOM
11. 2026-06-03
    days on market $142,000 Active 265 DOM
12. 2026-06-02
    days on market $142,000 Active 264 DOM
13. 2026-06-01
    days on market $142,000 Active 263 DOM
14. 2026-05-31
    days on market $142,000 Active 262 DOM
15. 2026-05-15
    status Active 506-char remark

    Show marketing remark (506 chars)

    Great opportunity to own a fully-occupied duplex generating $1,770/month in rental income. Both units are well maintained, offering comfortable living spaces for tenants. The upper unit features a spacious living room, perfect for added comfort and versatility. A 2-car garage provides secure parking and extra storage along with a massive yard. Whether you're looking to expand your portfolio or step into real estate investing, this property delivers steady income with reliable tenants already in place.

16. 2025-10-07
    historical Contingent 506-char remark

    Show marketing remark (506 chars)

    Great opportunity to own a fully-occupied duplex generating $1,770/month in rental income. Both units are well maintained, offering comfortable living spaces for tenants. The upper unit features a spacious living room, perfect for added comfort and versatility. A 2-car garage provides secure parking and extra storage along with a massive yard. Whether you're looking to expand your portfolio or step into real estate investing, this property delivers steady income with reliable tenants already in place.

17. 2025-09-26
    status Active 506-char remark

    Show marketing remark (506 chars)

    Great opportunity to own a fully-occupied duplex generating $1,770/month in rental income. Both units are well maintained, offering comfortable living spaces for tenants. The upper unit features a spacious living room, perfect for added comfort and versatility. A 2-car garage provides secure parking and extra storage along with a massive yard. Whether you're looking to expand your portfolio or step into real estate investing, this property delivers steady income with reliable tenants already in place.

18. 2025-09-16
    historical Contingent 506-char remark

    Show marketing remark (506 chars)

    Great opportunity to own a fully-occupied duplex generating $1,770/month in rental income. Both units are well maintained, offering comfortable living spaces for tenants. The upper unit features a spacious living room, perfect for added comfort and versatility. A 2-car garage provides secure parking and extra storage along with a massive yard. Whether you're looking to expand your portfolio or step into real estate investing, this property delivers steady income with reliable tenants already in place.

19. 2025-09-11
    listed $142,000 Active 506-char remark

    Show marketing remark (506 chars)

    Great opportunity to own a fully-occupied duplex generating $1,770/month in rental income. Both units are well maintained, offering comfortable living spaces for tenants. The upper unit features a spacious living room, perfect for added comfort and versatility. A 2-car garage provides secure parking and extra storage along with a massive yard. Whether you're looking to expand your portfolio or step into real estate investing, this property delivers steady income with reliable tenants already in place.

ⓘ 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: $17,757
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$4,131
• Taxable loss: −$10
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,254/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate rehab needs, requiring clutter removal, landscaping, and minor maintenance to improve its resale and rental value.

Repairs flagged

• Minor Clutter — Items on the ground and counters need to be cleared
• Minor Landscaping — Overgrown grass and weeds need trimming

Value-add opportunities

• Both Clear clutter and organize space — Improves both resale and rental appeal
• Both Landscaping — Enhances curb appeal and property value
• Both Paint touch-ups — Maintains and enhances the home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Clutter · Items on the ground and counters need to be cleared	Minor	$500–3,000
Landscaping · Overgrown grass and weeds need trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Clear clutter and organize space — Improves both resale and rental appeal ↑
• Both Landscaping — Enhances curb appeal and property value ↑
• Both Paint touch-ups — Maintains and enhances the home's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 30,345
• Household income: $46,752
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2202.0

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 (81%)
• Race & ethnicity: Black 81% White 9% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 1%
• Foreign-born: 3% · Canada, Philippines, China
• Languages at home: 93% English-only · Spanish 4% 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: ▲ 1.33%
• Current HPI: 381.0954
• Rent YoY: ▲ 7.01%
• 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

5 events — show timeline

• 2026-05-15 Relisted — METROMLS
• 2025-10-07 Contingent — METROMLS
• 2025-09-26 Relisted — METROMLS
• 2025-09-16 Contingent — METROMLS
• 2025-09-11 Listed $142,000 METROMLS