6920 13th Ave · Kenosha, WI 53143

$204,900

3 bd · 2.0 ba · 1,484 sqft · MultiFamily public records · 57 Days on market

Built 1918 5,662 sqft lot $138/sqft · at area comps Est $195k · 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +5.3/15.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 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-Unit Kenosha Property with some newer updates. Lower spacious 3 Bdr/1 Bath and Upper 1 Bdr/1B Bath. Welcome Home!

Key facts

• 5,662 sq ft lot
• Built 1918
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive. Per door: $405/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.0% in Kenosha — 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 84/100 on livability (#31 in WI, #680 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D+.
• Kenosha School District (suburban): math 26% / reading 31% proficiency, ranked #287 of 342 in WI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 35 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 259 units permitted in Kenosha County in 2024 (8 in 5+ unit buildings).
• At $2,717/mo this rent would consume 48% of the median local household income ($68k/yr) (locally 813% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 11y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $205k implies a 659% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1918 — 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 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?
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: 1.33% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.95%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (median comp): $195,315
• List price: $204,900
• Delta: 4.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7005 13th Ave #7007	0.04mi	3/2.0	1,583 (+7%)	13mo	$225,000	$142	77
904 72nd St	0.22mi	3/2.0	1,612 (+9%)	13mo	$229,900	$143	65
1610 76th St	0.41mi	4/2.0 (+1)	1,532 (+3%)	9mo	$250,000	$163	63
6914 22nd Ave	0.50mi	3/2.0	1,603 (+8%)	4mo	$171,777	$107	59
6824 21st Ave	0.46mi	3/2.0	1,560 (+5%)	20mo	$215,000	$138	54
6617 18th Ave	0.37mi	4/2.0 (+1)	1,408 (-5%)	20mo	$160,000	$114	53
6545 5th Ave	0.57mi	3/2.0	1,679 (+13%)	1mo	$260,000	$155	50
6028 12th Ave	0.69mi	4/2.0 (+1)	1,534 (+3%)	22mo	$135,000	$88	39
2218 66th St	0.62mi	4/2.0 (+1)	1,630 (+10%)	15mo	$186,000	$114	37
2428 71st St	0.67mi	4/2.0 (+1)	1,344 (-9%)	20mo	$190,000	$141	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $18,401
• Equity at exit: $30,551

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $82,449
• Equity at exit: $17,716

Cash invested: $57,372 (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 53143

• Active inventory: 35
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,717 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$176 /mo · $2,114/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $810

Break-even live

Break-even rent $1,691

Max offer price $204,900

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,718
Total (2 units)			$2,717

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6018 8th Ave Apt 33 Kenosha, WI	2.0	1.5	975	$1,425	$1.46	7d	1	0.76mi
1809 60th St Kenosha, WI	3.0	1.0	1100	$1,500	$1.36	43d	1	0.77mi
5807 20th Ave Unit 1 Kenosha, WI	2.0	1.0	1064	$2,000	$1.88	18d	1	0.89mi
5807 20th Ave Unit 2 Kenosha, WI	3.0	1.0	1064	$2,400	$2.26	18d	1	0.89mi
5945 6th Ave Kenosha, WI	2.0	1.0–2.0	800	$2,575	$3.22	1d	13	0.91mi
1510 57th St Unit 2 Kenosha, WI	4.0	2.0	1700	$1,800	$1.06	43d	1	0.91mi
2614 63rd St #2 Kenosha, WI	2.0	1.0	900	$1,295	$1.44	24d	1	0.94mi
5900 4th Ave Unit 212 Kenosha, WI	2.0	2.0	1224	$1,999	$1.63	43d	1	0.98mi
5900 4th Ave Apt 414 Kenosha, WI	2.0	2.0	1160	$2,675	$2.31	12d	1	0.98mi
5900 4th Ave Unit 509 Kenosha, WI	2.0	2.0	1083	$2,035	$1.88	24d	1	0.98mi
5900 4th Ave Unit 512 Kenosha, WI	2.0	2.0	1224	$2,495	$2.04	19d	1	0.98mi
5900 4th Ave Unit 217 Kenosha, WI	2.0	2.0	1083	$2,195	$2.03	18d	1	0.98mi
5900 4th Ave Unit 309 Kenosha, WI	2.0	2.0	1083	$1,895	$1.75	19d	1	0.98mi
5522 7th Ave Kenosha, WI	2.0	1.0–2.0	858	$2,660	$3.10	2d	60	1.10mi
910 85th St Unit 920-306 Kenosha, WI	2.0	2.0	886	$1,200	$1.35	43d	1	1.19mi
5432 23rd Ave Kenosha, WI	4.0	2.0	1400	$1,695	$1.21	4d	1	1.19mi
716 51st Pl Kenosha, WI	2.0	1.0	900	$1,349	$1.50	20d	1	1.36mi
7733 37th Ave Kenosha, WI	2.0	1.0	1200	$2,000	$1.67	12d	1	1.44mi
5103 24th Ave Kenosha, WI	2.0	1.0	980	$1,095	$1.12	4d	1	1.47mi

Listing history 50 events

1. 2026-06-18
   days on market $204,900 Active 57 DOM
2. 2026-06-17
   days on market $204,900 Active 56 DOM
3. 2026-06-16
   days on market $204,900 Active 55 DOM
4. 2026-06-15
   days on market $204,900 Active 54 DOM
5. 2026-06-13
   pricedays on market $204,900 Active 52 DOM
6. 2026-06-09
   days on market $219,900 Active 48 DOM
7. 2026-06-08
   days on market $219,900 Active 47 DOM
8. 2026-06-07
   days on market $219,900 Active 46 DOM
9. 2026-06-04
   days on market $219,900 Active 43 DOM
10. 2026-06-03
    days on market $219,900 Active 42 DOM
11. 2026-06-02
    days on market $219,900 Active 41 DOM
12. 2026-06-01
    days on market $219,900 Active 40 DOM
13. 2026-05-31
    days on market $219,900 Active 39 DOM
14. 2026-04-20
    listed $219,900 Active 121-char remark

    Show marketing remark (121 chars)

    Great 2-Unit Kenosha Property with some newer updates. Lower spacious 3 Bdr/1 Bath and Upper 1 Bdr/1B Bath. Welcome Home!

15. 2025-12-07
    historical $925
16. 2025-12-05
    historical 267-char remark

    Show marketing remark (267 chars)

    Great 2-Unit Kenosha Property with some newer updates. Lower spacious 3 Bdr/1 Bath and Upper 1 Bdr/1B Bath. Upper unit currently vacant. Property also features newer windows, approx 2-year old roof, and a mostly fenced back yard and unfinished basement. Welcome Home!

17. 2025-12-03
    price $925
18. 2025-12-01
    price $850
19. 2025-11-22
    price $950
20. 2025-11-18
    price $975
21. 2025-11-17
    listed $209,900 Active 267-char remark

    Show marketing remark (267 chars)

    Great 2-Unit Kenosha Property with some newer updates. Lower spacious 3 Bdr/1 Bath and Upper 1 Bdr/1B Bath. Upper unit currently vacant. Property also features newer windows, approx 2-year old roof, and a mostly fenced back yard and unfinished basement. Welcome Home!

22. 2025-11-05
    price $975
23. 2025-10-30
    price $925
24. 2025-10-16
    historical
25. 2025-10-12
    price $213,000
26. 2025-10-07
    listed $975
27. 2025-10-02
    price $215,000
28. 2025-09-27
    price $217,000
29. 2025-09-17
    listed $219,000 Active
30. 2025-01-23
    historical $925
31. 2025-01-20
    price $925
32. 2025-01-18
    price $875
33. 2025-01-02
    listed $925
34. 2025-01-02
    historical
35. 2024-12-23
    historical $875
36. 2024-12-23
    historical $875
37. 2024-11-27
    price $875
38. 2024-11-27
    price $1,275
39. 2024-11-21
    listed $925
40. 2024-11-21
    listed $1,325
41. 2024-11-18
    listed $205,900 Active
42. 2024-11-06
    historical $875
43. 2024-11-06
    historical $875
44. 2024-11-05
    historical
45. 2024-10-27
    price $875
46. 2024-10-27
    price $1,275
47. 2024-10-21
    price $205,900
48. 2024-10-21
    price $1,350
49. 2024-10-21
    price $925
50. 2024-10-07
    price $207,900

ⓘ 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: $2,114 · $176/mo
• Projected year-2 tax: $2,952 · $246/mo
• Expected delta: +$838/yr (+$70/mo · 39.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,604
• − Mortgage interest: −$11,478
• − Property taxes: −$2,114
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − Depreciation: −$5,961
• Taxable income: $6,810
• Est. tax owed @ 24.0%: −$1,634
• After-tax cash flow: $8,090/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: Kenosha School District
• NCES district ID: 5507320
• Math proficiency: 26% ▼ -9.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $52,407
• Composite: 25.17/100
• National rank: #7516
• State rank: #287 of 342 in WI

Livability — Kenosha

• Score: 84/100
• State rank: #31
• US rank: #680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenosha, WI
• County: Kenosha County · 130,343 people
• City population: 85,271
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 20,889
• Household income: $68,343
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 813.0

Population outlook (Kenosha County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 174,923 · +0.5%
• By 2040: 173,895 · -0.1%
• By 2050: 170,102 · -2.3%
• By 2075: 162,952 · -6.4%
• By 2100: 154,781 · -11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 18% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Romanian 6% Portuguese 5% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 10% Chinese 1%

Political lean MEDSL · Kenosha

• 2024 margin: Lean R (+6.2) · D 46.2% · R 52.5% · Other 1.3%
• 2008→2024 swing: -24.3pp toward R · 2008: 18.1pp · 2024: -6.2pp
• All cycles: 2024: R+6.2 2020: R+3.1 2016: R+0.3 2012: D+12.3 2008: D+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -220.75%
• Current HPI: 229.2067
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-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

+899.5% since first listed

97 events — show timeline

• 2026-04-20 Listed $219,900 METROMLS
• 2025-12-07 Rental Removed $925 TURBOTENANT
• 2025-12-05 Listing Removed — METROMLS
• 2025-12-03 Price Changed $925 TURBOTENANT
• 2025-12-01 Price Changed $850 TURBOTENANT
• 2025-11-22 Price Changed $950 TURBOTENANT
• 2025-11-18 Price Changed $975 TURBOTENANT
• 2025-11-17 Listed $209,900 METROMLS
• 2025-11-05 Price Changed $975 TURBOTENANT
• 2025-10-30 Price Changed $925 TURBOTENANT
• 2025-10-16 Listing Removed — METROMLS
• 2025-10-12 Price Changed $213,000 METROMLS
• 2025-10-07 Listed for Rent $975 TURBOTENANT
• 2025-10-02 Price Changed $215,000 METROMLS
• 2025-09-27 Price Changed $217,000 METROMLS
• 2025-09-17 Listed $219,000 METROMLS
• 2025-01-23 Rental Removed $925 TURBOTENANT
• 2025-01-20 Price Changed $925 TURBOTENANT
• 2025-01-18 Price Changed $875 TURBOTENANT
• 2025-01-02 Listed for Rent $925 TURBOTENANT
• 2025-01-02 Listing Removed — METROMLS
• 2024-12-23 Rental Removed $875 TURBOTENANT
• 2024-12-23 Rental Removed $875 TURBOTENANT
• 2024-11-27 Price Changed $875 TURBOTENANT
• 2024-11-27 Price Changed $1,275 TURBOTENANT
• 2024-11-21 Listed for Rent $925 TURBOTENANT
• 2024-11-21 Listed for Rent $1,325 TURBOTENANT
• 2024-11-18 Listed $205,900 METROMLS
• 2024-11-06 Rental Removed $875 TURBOTENANT
• 2024-11-06 Rental Removed $875 TURBOTENANT
• 2024-11-05 Listing Removed — METROMLS
• 2024-10-27 Price Changed $875 TURBOTENANT
• 2024-10-27 Price Changed $1,275 TURBOTENANT
• 2024-10-21 Price Changed $205,900 METROMLS
• 2024-10-21 Price Changed $1,350 TURBOTENANT
• 2024-10-21 Price Changed $925 TURBOTENANT
• 2024-10-07 Price Changed $207,900 METROMLS
• 2024-10-04 Price Changed $950 TURBOTENANT
• 2024-10-02 Price Changed $1,400 TURBOTENANT
• 2024-10-02 Price Changed $925 TURBOTENANT
• 2024-09-24 Listed for Rent $950 TURBOTENANT
• 2024-09-24 Listed for Rent $1,425 TURBOTENANT
• 2024-09-18 Rental Removed $1,300 TURBOTENANT
• 2024-09-18 Rental Removed $1,300 TURBOTENANT
• 2024-09-16 Listed $209,900 METROMLS
• 2024-09-05 Listed for Rent $1,300 TURBOTENANT
• 2024-09-05 Listed for Rent $1,700 TURBOTENANT
• 2024-04-01 Listing Removed — METROMLS
• 2024-03-20 Relisted — METROMLS
• 2024-03-01 Relisted — METROMLS
• 2024-03-01 Listing Removed — METROMLS
• 2024-03-01 Listing Removed — METROMLS
• 2024-02-29 Price Changed $190,000 METROMLS
• 2024-02-01 Relisted — METROMLS
• 2024-02-01 Listing Removed — METROMLS
• 2023-11-21 Rental Removed $1,150 TURBOTENANT
• 2023-11-18 Price Changed $1,150 TURBOTENANT
• 2023-11-15 Price Changed $1,050 TURBOTENANT
• 2023-11-15 Relisted — METROMLS
• 2023-11-15 Price Changed $1,100 TURBOTENANT
• 2023-11-14 Price Changed $1,150 TURBOTENANT
• 2023-11-12 Price Changed $1,250 TURBOTENANT
• 2023-11-10 Price Changed $1,150 TURBOTENANT
• 2023-11-08 Listing Removed — METROMLS
• 2023-11-07 Price Changed $1,175 TURBOTENANT
• 2023-11-04 Price Changed $1,200 TURBOTENANT
• 2023-10-31 Price Changed $179,000 METROMLS
• 2023-10-26 Price Changed $1,250 TURBOTENANT
• 2023-10-20 Price Changed $1,300 TURBOTENANT
• 2023-10-07 Price Changed $180,000 METROMLS
• 2023-10-07 Price Changed $1,175 TURBOTENANT
• 2023-09-29 Price Changed $1,225 TURBOTENANT
• 2023-09-27 Price Changed $1,175 TURBOTENANT
• 2023-09-24 Price Changed $1,200 TURBOTENANT
• 2023-09-17 Price Changed $1,225 TURBOTENANT
• 2023-09-13 Price Changed $182,000 METROMLS
• 2023-09-07 Listed for Rent $1,250 TURBOTENANT
• 2023-09-07 Price Changed $184,000 METROMLS
• 2023-08-30 Price Changed $194,000 METROMLS
• 2023-08-07 Listed $198,000 METROMLS
• 2022-08-21 Listing Removed — METROMLS
• 2022-05-20 Listed $139,900 METROMLS
• 2022-02-07 Price Changed $1,275 TURBOTENANT
• 2021-08-12 Listing Removed — METROMLS
• 2021-07-09 Price Changed $136,900 METROMLS
• 2021-07-01 Price Changed $137,900 METROMLS
• 2021-06-19 Listed $139,900 METROMLS
• 2021-04-05 Listing Removed — METROMLS
• 2021-01-17 Listed $138,900 METROMLS
• 2020-12-21 Listing Removed — METROMLS
• 2020-12-11 Price Changed $138,900 METROMLS
• 2020-11-29 Listed $139,900 METROMLS
• 2015-12-08 Sold (MLS) $27,000 METROMLS
• 2015-11-16 Pending — METROMLS
• 2015-10-21 Price Changed $29,400 METROMLS
• 2015-09-04 Listed $36,400 METROMLS
• 1989-04-01 Sold (Public Records) $22,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $2,114 · +5.6% YoY. Source: county tax records.