2546 W Medford Ave · Milwaukee, WI 53206

$87,500

None bd · None ba · 3,602 sqft · MultiFamily · 4 Days on market

Built 1900 Poor condition 4,356 sqft lot Est $119k · 26% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Schools +1.2/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investor opportunity featuring three units on one parcel! The property includes a duplex 3 bedrooms on the lower, 2 bedroom unit plus a extra room on the upper and a separate four-bedroom, one-and-a-half-bath single-family home at the rear of the lot. Significant value-add potential for investors, renovators, or owner-occupants seeking a project. Property is being sold in as-is condition. Due to the current condition of the improvements, some financing programs may not qualify. Buyers are encouraged to consult with their lender regarding financing options. Room sizes and information are estimated and should be verified by buyer.

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 4 days

Property features AI

Finance

• Other: Zoning: RT4; Lot size approximately 0.1 acre (less than 1/2 acre)

Exterior

• Parking: Inside parking available; Outside parking available
• Utilities: Municipal water
• Home design: Multi-family property; Duplex+ building type; 1–2 stories
• Construction: Property year built from assessor/public record
• Exterior features: Aluminum/steel and vinyl exterior

Interior

• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Full basement; Three-unit building

What this means for you Summary

Snapshot

• This is a multifamily listed at $88k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $88k).
• Cap rate 35.4% 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 (+8.3%/yr); 150 active listings in the ZIP; lower-income renter base — watch delinquency; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $3,456/mo this rent would consume 141% of the median local household income ($29k/yr) (locally 2061% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($605 loan paydown + $9k appreciation (10.0% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.95% ✓
• Cap rate: 35.44%
• Cash-on-cash: 104.11%
• DSCR: 5.63
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $118,866
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2432 N 25th St Unit 2432A	0.11mi	—/—	3,332 (-8%)	22mo	$64,000	$19	64
2520 W Center St	0.23mi	6/2.0	3,146 (-13%)	16mo	$50,000	$16	55
2209 N 29th St #2211	0.43mi	8/4.0	3,198 (-11%)	12mo	$106,000	$33	52
2118 N 24th Pl #2120	0.46mi	6/2.0	3,089 (-14%)	7mo	$111,000	$36	49
2601 N 16th St	0.66mi	6/2.0	3,942 (+9%)	20mo	$167,000	$42	37
2118 N 24th Pl Unit 20A	0.46mi	6/2.0	3,089 (-14%)	22mo	$26,250	$8	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.22×
• Total profit: $201,348
• Equity at exit: $78,827

10-year hold

• IRR: —
• Equity multiple: 22.71×
• Total profit: $531,829
• Equity at exit: $169,993

Cash invested: $24,500 (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 53206

• Rents YoY: 8.3%
• Active inventory: 150
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,456 high
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $2,126

Break-even live

Break-even rent $765

Max offer price $87,500

Occupancy floor 34%

Sensitivity live

Price	-10% $2,186	-5% $2,156	+0% $2,126	+5% $2,095	+10% $2,065
Rent	-10% $1,853	-5% $1,989	+0% $2,126	+5% $2,262	+10% $2,399
Rate	-1.0pp $2,170	-0.5pp $2,148	base $2,126	+0.5pp $2,103	+1.0pp $2,080

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,180
1× unit	4	1.5	$1,276
Total (3 units)			$3,456

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-08
   status $87,500 Pending 4 DOM
2. 2026-06-07
   remarks 638-char remark
3. 2026-06-07
   days on market $87,500 Active 4 DOM
4. 2026-06-05
   remarks 625-char remark
5. 2026-06-05
   listed $87,500 Active 1 DOM

ⓘ 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 ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,472
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$3,318
• − Management: −$3,318
• − Depreciation: −$2,545
• Taxable income: $25,640
• Est. tax owed @ 24.0%: −$6,154
• After-tax cash flow: $19,353/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 · 4 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance, including roof, siding, landscaping, and fencing. Significant value-add potential exists with proper renovations.

Repairs flagged

• Major roof — Signs of significant wear
• Major siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt
• Major fencing — Appears old and in need of repair

Value-add opportunities

• Both landscaping and yard work — Improves curb appeal and property value
• Both roof repair — Essential for structural integrity and safety
• Both siding repair or replacement — Enhances curb appeal and property value
• Both fencing repair — Improves property boundary and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant wear	Major	$15,000–50,000
siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
fencing · Appears old and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both landscaping and yard work — Improves curb appeal and property value ↑
• Both roof repair — Essential for structural integrity and safety ↑
• Both siding repair or replacement — Enhances curb appeal and property value ↑
• Both fencing repair — Improves property boundary and safety ↑

ⓘ 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): 19,887
• Household income: $29,336
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 2061.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 3% White 3% Hispanic / Latino 3%
• Common ancestry: Norwegian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 133.03%
• Current HPI: 397.7151
• Rent YoY: ▲ 8.28%
• 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

1 event — show timeline

• 2026-06-03 Listed $87,500 METROMLS