5936 N 84th St · Milwaukee, WI 53225

$248,000

5 bd · 2.0 ba · 2,227 sqft · MultiFamily public records · 20 Days on market

Built 1964 6,969 sqft lot Est $209k · 18% over

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Charming well-kept, owner occupied 3/2 duplex on the Northwest side. Many updates with wood floors, carpeting, newly painted, good room sizes. The upstairs kitchen was just remodeled. Don't miss out on this great duplex!Room sizes will be asap.

Key facts

• Strong flexibility
• Functional layouts
• 6,969 sq ft lot

Tags

• MULTI-FAMILY PROPERTY
• STRONG FLEXIBILITY
• FUNCTIONAL LAYOUTS
• SOLID RENTAL POTENTIAL
• COMFORTABLE LIVING AREAS
• GENEROUS BEDROOM SPACE

Property features AI

Finance

• Other: Kitchen appliances included in both units; Seller/tenants' personal property excluded

Exterior

• Parking: Detached 2-car garage; Total of 2 garage parking spaces
• Utilities: Municipal water; Municipal sewer
• Home design: 2-story duplex; Multi-family property; Zoned RES
• Construction: Information source for year built: Assessor/Public Record
• Exterior features: Aluminum/steel exterior; Aluminum siding

Interior

• Kitchen: Kitchen in both units; Unit 2 kitchen approximately 12 x 8
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms (master and second bedroom on upper level)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Interior features: Full basement
• Laundry & utility: One washer and one dryer included (shared or provided for units); Two electric meters; Two gas meters

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $248k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $248k).
• Recommended offer: $244k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (+7.1%/yr); 45 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 $3,326/mo this rent would consume 71% of the median local household income ($57k/yr) (locally 1391% 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 $7k 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 + 7.1% rent growth), your $69k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $164k; list at $248k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $244,280 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.23%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $209,338
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5922 N 84th St #5924	0.02mi	6/2.0 (+1)	2,070 (-7%)	9mo	$280,000	$135	75
5800 N 83rd St #5802	0.18mi	6/2.0 (+1)	2,064 (-7%)	5mo	$225,000	$109	70
5822 N 92nd St	0.59mi	5/2.5	2,168 (-3%)	4mo	$158,000	$73	63
5815 N 76th St #5817	0.48mi	6/3.0 (+1)	2,314 (+4%)	6mo	$222,500	$96	57
8037 W Thurston Ave #8039	0.35mi	6/2.0 (+1)	2,080 (-7%)	14mo	$290,000	$139	56
5683 N 90th St #5685	0.57mi	6/3.0 (+1)	2,352 (+6%)	3mo	$197,000	$84	52
8037 W Thurston Ave	0.35mi	6/2.0 (+1)	2,080 (-7%)	18mo	$185,000	$89	52
5806 N 92nd St Unit 5806A	0.60mi	5/2.5	2,276 (+2%)	17mo	$195,000	$86	52
6419 N 89th St #6421	0.73mi	6/2.0 (+1)	2,091 (-6%)	6mo	$180,720	$86	46
5743 N 91st St #5745	0.60mi	6/2.0 (+1)	2,144 (-4%)	20mo	$199,900	$93	44
8701 W Thurston Ave #8703	0.48mi	6/3.0 (+1)	2,352 (+6%)	20mo	$220,000	$94	42
5812 N 94th St #5814	0.71mi	6/2.0 (+1)	1,983 (-11%)	12mo	$230,000	$116	33

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 · 7.14% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.44×
• Total profit: $30,436
• Equity at exit: $36,978

10-year hold

• IRR: 22.8%
• Equity multiple: 3.36×
• Total profit: $163,557
• Equity at exit: $21,443

Cash invested: $69,440 (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 53225

• Home prices YoY: -21.1%
• Rents YoY: 7.1%
• Active inventory: 45
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $3,326 medium
• Mortgage (P&I): −$1,301
• Tax from tax record: −$343 /mo · $4,110/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $881

Break-even live

Break-even rent $2,211

Max offer price $248,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,327
Total (3 units)			$3,326

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: $62,000
• Closing costs: $7,440
• 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	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $248,000 Active 20 DOM
2. 2026-06-17
   days on market $248,000 Active 19 DOM
3. 2026-06-16
   days on market $248,000 Active 18 DOM
4. 2026-06-15
   days on market $248,000 Active 17 DOM
5. 2026-06-13
   days on market $248,000 Active 15 DOM
6. 2026-06-13
   pricedays on market $248,000 Active 14 DOM
7. 2026-06-09
   days on market $249,900 Active 11 DOM
8. 2026-06-08
   days on market $249,900 Active 10 DOM
9. 2026-06-07
   days on market $249,900 Active 9 DOM
10. 2026-06-05
    days on market $249,900 Active 6 DOM
11. 2026-06-03
    days on market $249,900 Active 5 DOM
12. 2026-06-02
    days on market $249,900 Active 4 DOM
13. 2026-06-01
    days on market $249,900 Active 3 DOM
14. 2026-05-31
    days on market $249,900 Active 2 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: $4,110 · $343/mo
• Projected year-2 tax: $4,349 · $362/mo
• Expected delta: +$239/yr (+$20/mo · 5.8%)

ⓘ 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: $39,912
• − Mortgage interest: −$13,892
• − Property taxes: −$4,110
• − Insurance: −$1,240
• − Repairs & maintenance: −$3,193
• − Management: −$3,193
• − Depreciation: −$7,215
• Taxable income: $7,070
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $8,877/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): 25,187
• Household income: $56,545
• Rent vs Own: 60.1% rent · 39.9% own
• Severe rent burden: 1391.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 58% White 26% Two or more races 7% Asian 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Other Asian/Pacific 4% Spanish 3% Other Indo-European 1%

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: ▼ -70.59%
• Current HPI: 264.1941
• Rent YoY: ▲ 7.14%
• 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

+257.5% since first listed

5 events — show timeline

• 2026-05-29 Listed $249,900 METROMLS
• 2005-11-07 Sold (Public Records) $163,500 Public Records
• 2005-10-25 Sold (MLS) $163,500 METROMLS
• 1999-09-22 Sold (Public Records) $84,000 Public Records
• 1994-04-01 Sold (Public Records) $69,900 Public Records

Property tax history

+3.2%/yr

Latest (2024): $4,110 · +17.3% YoY. Source: county tax records.