4420 N 71st St · Milwaukee, WI 53218

$104,000

2 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 35 Days on market

Built 1953 4,791 sqft lot

---

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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Three bedroom, two bath in desirable neighborhood. Handsome hardwood floors and bright huge eat-in kitchen with lots of cabinets. Second bath off master bedroom suite with vaulted ceilings on upper. Bedroom on lower is a convertible office/den. Home is in model condition, move-in ready, and comes with a Home Warranty. Appliances included are dishwasher, disposal and ceiling fans.

Key facts

• Large kitchen
• Ceramic tile
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• CERAMIC TILE
• VERSATILE SHOWER OPTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $101k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 36% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,880 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $218,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4453 N 69th St	0.11mi	3/2.0 (+1)	1,393 (+3%)	1mo	$225,000	$162	84
4436 N 66th St	0.32mi	3/1.5 (+1)	1,376 (+2%)	1mo	$215,000	$156	74
6500 W Glendale Ave	0.42mi	3/1.5 (+1)	1,400 (+4%)	2mo	$230,000	$164	66
4534 N 78th St	0.47mi	3/1.0 (+1)	1,380 (+2%)	4mo	$230,000	$167	62
4602 N 66th St	0.39mi	3/1.5 (+1)	1,260 (-7%)	3mo	$220,000	$175	61
4421 N 80th St	0.62mi	2/2.0	1,428 (+6%)	2mo	$222,000	$155	60
7852 W Hope Ave	0.64mi	3/1.5 (+1)	1,298 (-4%)	1mo	$248,000	$191	56
6900 W Melvina St	0.67mi	3/2.0 (+1)	1,460 (+8%)	1mo	$260,000	$178	49
4153 N 60th St	0.74mi	3/1.0 (+1)	1,422 (+5%)	2mo	$150,000	$105	46
6314 W Medford Ave	0.53mi	3/1.0 (+1)	1,180 (-13%)	1mo	$165,000	$140	45
6255 W Leon Ter	0.59mi	3/1.0 (+1)	1,506 (+12%)	3mo	$145,000	$96	42
4034 N 63rd St	0.69mi	2/1.0	1,150 (-15%)	3mo	$162,000	$141	36

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,141
• Equity at exit: $15,507

10-year hold

• IRR: 13.9%
• Equity multiple: 2.25×
• Total profit: $36,453
• Equity at exit: $8,992

Cash invested: $29,120 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$545
• Tax from tax record: −$262 /mo · $3,142/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $245

Break-even live

Break-even rent $1,077

Max offer price $104,000

Occupancy floor 77%

Sensitivity live

Price	-10% $304	-5% $275	+0% $245	+5% $216	+10% $186
Rent	-10% $136	-5% $190	+0% $245	+5% $300	+10% $355
Rate	-1.0pp $298	-0.5pp $272	base $245	+0.5pp $218	+1.0pp $191

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4153 N 68th St Milwaukee, WI	3.0	1.0	1025	$1,700	$1.66	44d	1	0.37mi
6813 W Hampton Ave Unit Rear (Unit B) Milwaukee, WI	3.0	2.0	1600	$1,350	$0.84	24d	1	0.48mi
4623 N 77th St Milwaukee, WI	3.0	1.5	1156	$1,800	$1.56	18d	1	0.50mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	44d	1	0.56mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.60mi
4079 N 63rd St Milwaukee, WI	3.0	1.0	1600	$1,595	$1.00	20d	1	0.63mi
8043 W Appleton Ave Unit 4 Milwaukee, WI	1.0	2.0	1200	$1,200	$1.00	2d	1	0.71mi
8043 W Appleton Ave Milwaukee, WI	2.0	1.0	900	$1,200	$1.33	15d	1	0.71mi
7348 W Medford Ave Unit 7348A Milwaukee, WI	2.0	1.0	1095	$950	$0.87	24d	1	0.89mi
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	5d	1	0.97mi
4141 N 84th St Unit 4141 Milwaukee, WI	2.0	1.0	950	$1,300	$1.37	44d	1	0.98mi
4052 N 85th St Milwaukee, WI	3.0	1.0	1113	$1,500	$1.35	5d	1	1.05mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	44d	1	1.22mi
6921 W Herbert Ave Milwaukee, WI	3.0	2.0	1414	$1,620	$1.15	5d	1	1.25mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	44d	1	1.26mi
4272 N 91st St #4274 Milwaukee, WI	3.0	1.5	1100	$1,495	$1.36	44d	1	1.33mi
7632 W Leon Ter Unit C Milwaukee, WI	2.0	1.5	1000	$1,200	$1.20	24d	1	1.35mi
4309 N 91st St Unit Upper Milwaukee, WI	3.0	1.0	1100	$1,395	$1.27	44d	1	1.36mi
3629 N 53rd St Unit (Downstairs) Milwaukee, WI	2.0	1.0	1600	$1,275	$0.80	44d	1	1.39mi
5530 N 76th St Apt 8 Milwaukee, WI	1.0	1.0	900	$995	$1.11	44d	1	1.41mi
4053 N 91st St Milwaukee, WI	3.0	1.0	1158	$1,248	$1.08	5d	1	1.44mi

Listing history 8 events

1. 2026-04-15
   status Pending
2. 2026-03-10
   listed $104,000 Active
3. 2013-02-02
   listed $139,109 382-char remark

   Show marketing remark (382 chars)

   Three bedroom, two bath in desirable neighborhood. Handsome hardwood floors and bright huge eat-in kitchen with lots of cabinets. Second bath off master bedroom suite with vaulted ceilings on upper. Bedroom on lower is a convertible office/den. Home is in model condition, move-in ready, and comes with a Home Warranty. Appliances included are dishwasher, disposal and ceiling fans.

4. 2013-02-02
   historical 382-char remark

   Show marketing remark (382 chars)

   Three bedroom, two bath in desirable neighborhood. Handsome hardwood floors and bright huge eat-in kitchen with lots of cabinets. Second bath off master bedroom suite with vaulted ceilings on upper. Bedroom on lower is a convertible office/den. Home is in model condition, move-in ready, and comes with a Home Warranty. Appliances included are dishwasher, disposal and ceiling fans.

5. 2006-08-24
   soldstatus $123,000
6. 2006-08-04
   soldstatus $123,000 356-char remark

   Show marketing remark (356 chars)

   More than meets the eye. This three bedroom, two full bath cape cod features a large eat-in kitchen, two nice size bedrooms and an expanded attic as a third bedroom with full bath. Upper could be used as a master suite. This home also has a one and a half detached garage, and is in great shape. It can be yours if you act fast. 1350 sq ft per tax records.

7. 1999-11-11
   soldstatus $68,500
8. 1990-12-01
   soldstatus $26,000

ⓘ 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: $3,142 · $262/mo
• Projected year-2 tax: $3,142 · $262/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 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: $16,645
• − Mortgage interest: −$5,826
• − Property taxes: −$3,142
• − Insurance: −$520
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,025
• Taxable income: $1,469
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $2,591/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

+300.0% since first listed

8 events — show timeline

• 2026-04-15 Pending — METROMLS
• 2026-03-10 Listed $104,000 METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $139,109 METROMLS
• 2006-08-24 Sold (Public Records) $123,000 Public Records
• 2006-08-04 Sold (MLS) $123,000 METROMLS
• 1999-11-11 Sold (Public Records) $68,500 Public Records
• 1990-12-01 Sold (Public Records) $26,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $3,142 · +12.3% YoY. Source: county tax records.