4683 N 68th St · Milwaukee, WI 53218

$250,000

6 bd · 2.0 ba · 2,394 sqft · MultiFamily public records · 7 Days on market

Built 1960 4,791 sqft lot Est $261k · at est.

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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 +21.2/30.0
• ARV discount +9.4/15.0
• DSCR +6.8/10.0
• 1% rule +6.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nestled in Milwaukee's Columbus Park neighborhood, this spacious duplex offers a prime investment or house-hacking opportunity. Each 3BR/1BA unit features an eat-in kitchen, bright living room, and separate dining area. Property features separate utilities, a 2-car detached garage, and a low-maintenance exterior. Whether you're building your portfolio or looking to live for less, this one delivers. Property is currently vacant and ready for the next owner!

Key facts

• Updated furnace
• Off-street parking
• 4,791 sq ft lot

Tags

• BRICK AND ALUMINUM DUPLEX
• UPDATED FURNACE
• CENTRAL AIR CONDITIONING
• DETACHED 2-CAR GARAGE
• OFF-STREET PARKING
• ADDITIONAL STORAGE SPACE

Property features AI

Exterior

• Parking: Detached 2-car garage; Additional 1 parking space
• Utilities: Municipal water; Municipal sewer; 2 gas meters
• Home design: 2-story duplex; Multi-family property; Zoned residential
• Construction: Aluminum exterior; Basement: block, full
• Exterior features: Aluminum/steel siding

Interior

• Kitchen: Unit 2 kitchen on upper level
• Bedrooms: Each unit has 3 bedrooms; Unit 2 bedrooms located on upper level
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Full block basement
• Laundry & utility: Two gas meters

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive. Per door: $181/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.0% 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); 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,822/mo this rent would consume 74% of the median local household income ($46k/yr) (locally 2421% 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 $2k of loan paydown is wiped out by about $8k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $170k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

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 1960 — 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 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 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: 1.13% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $260,946
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6566 W Medford Ave	0.15mi	6/2.0	2,469 (+3%)	15mo	$279,000	$113	75
4319 N 72nd St #4321	0.53mi	6/2.0	2,461 (+3%)	6mo	$279,900	$114	66
4441 N 62nd St #4443	0.49mi	6/2.0	2,290 (-4%)	7mo	$250,000	$109	64
4219 N 68th St	0.60mi	6/2.0	2,494 (+4%)	2mo	$250,000	$100	64
7208 W Hampton Ave	0.31mi	6/2.0	2,227 (-7%)	14mo	$210,000	$94	62
6236 W Medford Ave	0.44mi	6/2.0	2,246 (-6%)	10mo	$244,869	$109	61
5112 N 68th St #5114	0.53mi	5/2.0 (-1)	2,276 (-5%)	7mo	$205,000	$90	56
4607 N 79th St #4609	0.70mi	6/2.0	2,280 (-5%)	7mo	$295,000	$129	54
4250 N 75th St #4252	0.69mi	6/2.0	2,227 (-7%)	7mo	$260,000	$117	51
7054 W Medford Ave Unit 7054A	0.39mi	5/2.0 (-1)	2,042 (-15%)	5mo	$190,000	$93	48
4908 N 60th St Unit 4908A	0.63mi	5/2.0 (-1)	2,112 (-12%)	10mo	$60,000	$28	37
4241 N 75th St #4243	0.72mi	5/2.5 (-1)	2,735 (+14%)	5mo	$226,700	$83	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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-10,709
• Equity at exit: $37,276

10-year hold

• IRR: 8.3%
• Equity multiple: 1.71×
• Total profit: $49,444
• Equity at exit: $21,615

Cash invested: $70,000 (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: 153
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,822 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$453 /mo · $5,433/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $361

Break-even live

Break-even rent $2,364

Max offer price $250,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,822
Total (2 units)			$2,822

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5268 N 64th St Milwaukee, WI	5.0	1.0	1672	$1,850	$1.11	10d	1	0.80mi

Listing history 7 events

1. 2026-06-18
   days on market $250,000 Active 7 DOM
2. 2026-06-17
   days on market $250,000 Active 6 DOM
3. 2026-06-16
   days on market $250,000 Active 5 DOM
4. 2026-06-15
   days on market $250,000 Active 4 DOM
5. 2026-06-13
   days on market $250,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $250,000 Active 1 DOM

ⓘ 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: $5,433 · $453/mo
• Projected year-2 tax: $5,433 · $453/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 6/10 Major FEMA zone X (unshaded) · 67% 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: $33,864
• − Mortgage interest: −$14,004
• − Property taxes: −$5,433
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − Depreciation: −$7,273
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $4,221/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

+275.9% since first listed

8 events — show timeline

• 2026-06-11 Listed $250,000 METROMLS
• 2025-12-08 Listing Removed — METROMLS
• 2025-11-06 Listed $229,900 METROMLS
• 2025-10-21 Listing Removed — METROMLS
• 2025-08-07 Contingent — METROMLS
• 2025-07-29 Listed $249,900 METROMLS
• 2006-02-17 Sold (Public Records) $170,000 Public Records
• 1989-06-01 Sold (Public Records) $66,500 Public Records

Property tax history

+1.3%/yr

Latest (2024): $5,433 · +8.0% YoY. Source: county tax records.