4050 N 6th St · Milwaukee, WI 53212

$125,000

3 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 13 Days on market

Built 1904 3,484 sqft lot Est $106k · 18% over

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Why this score? — see what drove the D 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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside and find a spacious main level, perfect for daily living and entertaining, featuring a large kitchen and a living room with oversized window. The home offers three cozy bedrooms and a full bath on the upper level. Purchase with confidence, as this home is packed with major updates:A newer roof protects your investment. A high-efficiency furnace and updated heating system keep you warm and save on bills. The electrical system is a 100 amp circuit breaker. The full basement is secure and bright, thanks to glass block windows. You'll find a 2-car detached garage in back.

Key facts

• Newer roof
• Large kitchen
• Full basement

Tags

• LARGE KITCHEN
• NEWER ROOF
• HIGH-EFFICIENCY FURNACE
• UPDATED HEATING SYSTEM
• FULL BASEMENT
• 2-CAR DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; 2-story
• Construction: Less than 1/2 acre lot (approximately 0.08 acre)
• Exterior features: Fiber cement exterior; Sidewalks

Interior

• Kitchen: Kitchen on main level (12 x 11)
• Bedrooms: Master bedroom on upper level (9 x 10); Second bedroom on upper level (10 x 12); Third bedroom on main level (9 x 7)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Full basement; Living room on main level (14 x 12)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.9% 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 (+5.0%/yr); 131 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• This rent runs 32% of the median local income ($47k/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 $864 of loan paydown is wiped out by about $4k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $51k; list at $125k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1904 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.01% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $105,644
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4086 N 6th St	0.05mi	2/1.0 (-1)	1,028 (-5%)	3mo	$64,000	$62	82
3815 N Vel R Phillips Ave	0.35mi	3/1.0	1,046 (-3%)	1mo	$170,000	$163	78
4090 N 7th St	0.08mi	2/1.0 (-1)	972 (-10%)	2mo	$95,000	$98	73
4332 N 15th St	0.66mi	2/1.0 (-1)	1,090 (+1%)	1mo	$135,000	$124	61
3562 N 12th St	0.65mi	3/1.0	1,029 (-4%)	1mo	$89,900	$87	61
3716 N Dr William Finlayson St	0.44mi	3/1.0	1,002 (-7%)	11mo	$67,000	$67	59
3754 N 6th St	0.37mi	3/1.0	1,192 (+11%)	9mo	$102,700	$86	58
3839 N 14th St	0.58mi	3/1.0	1,110 (+3%)	13mo	$125,000	$113	57
3534 N 12th St	0.68mi	3/1.0	1,002 (-7%)	2mo	$73,000	$73	55
4035 N 15th St	0.59mi	3/1.0	1,178 (+9%)	10mo	$169,500	$144	49
3925 N 14th St	0.55mi	3/1.0	945 (-12%)	9mo	$94,721	$100	46
3868 N 15th St	0.61mi	3/1.0	1,233 (+14%)	8mo	$70,500	$57	41

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 · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,101
• Equity at exit: $18,638

10-year hold

• IRR: 6.5%
• Equity multiple: 1.53×
• Total profit: $18,504
• Equity at exit: $10,808

Cash invested: $35,000 (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 53212

• Rents YoY: 5.0%
• Active inventory: 131
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$656
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $166

Break-even live

Break-even rent $1,054

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $237	-5% $201	+0% $166	+5% $130	+10% $95
Rent	-10% $66	-5% $116	+0% $166	+5% $216	+10% $266
Rate	-1.0pp $229	-0.5pp $198	base $166	+0.5pp $133	+1.0pp $100

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4048 N 7th St Milwaukee, WI	2.0	1.0	1100	$1,150	$1.05	24d	1	0.08mi
3908 N 6th St Milwaukee, WI	2.0	1.0	1100	$1,150	$1.05	24d	1	0.17mi
3600 N Vel R. Phillips Ave Milwaukee, WI	2.0	1.0	900	$950	$1.06	5d	1	0.57mi
3703 N 1st St Unit Upper-3705 Milwaukee, WI	3.0	1.0	1034	$1,200	$1.16	44d	1	0.59mi
3927-3929 N 17th St Milwaukee, WI	2.0	1.0	900	$1,195	$1.33	44d	1	0.75mi
3747 N 16th St Milwaukee, WI	2.0	1.0	1200	$875	$0.73	44d	1	0.76mi
3373 N Richards St Milwaukee, WI	2.0	1.0	950	$1,150	$1.21	24d	1	0.91mi
312 E Townsend St Unit 312 Milwaukee, WI	3.0	1.0	1400	$1,250	$0.89	24d	1	0.92mi
500 W Hampton Ave Milwaukee, WI	2.0	1.0	710	$1,165	$1.64	13d	1	0.93mi
3646 N 19th St Milwaukee, WI	2.0	1.0	935	$1,100	$1.18	5d	1	0.93mi
3298 N 13th St Milwaukee, WI	3.0	1.0	885	$895	$1.01	44d	1	0.96mi
3352 N Richards St Unit Second floor Milwaukee, WI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.96mi
3911 N 20th St Unit 3913 Milwaukee, WI	2.0	1.0	950	$995	$1.05	24d	1	0.99mi
4532 N Wilson Dr Milwaukee, WI	2.0	1.0	950	$1,560	$1.64	44d	1	1.00mi
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	44d	1	1.01mi
4848 N Lydell Ave Glendale, WI	2.0	2.0	1097	$1,622	$1.48	5d	2	1.02mi
3228 N Achilles St Unit 3228A Milwaukee, WI	2.0	1.0	713	$895	$1.26	44d	1	1.05mi
3368 N Booth St #3374 Milwaukee, WI	2.0	1.0	900	$950	$1.06	44d	1	1.05mi
3368 N Booth St #3374 Milwaukee, WI	2.0	1.0	900	$950	$1.06	24d	1	1.05mi
3255 N Buffum St Unit 3255 Upper Milwaukee, WI	2.0	1.0	1100	$1,350	$1.23	44d	1	1.08mi
3156 N 1st St Milwaukee, WI	2.0	1.0	900	$895	$0.99	44d	1	1.09mi
4451 N Marlborough Dr Unit 2 Shorewood, WI	2.0	1.0	1250	$2,125	$1.70	4d	1	1.14mi
100 E Chateau Pl Whitefish Bay, WI	2.0	1.0–2.0	1175	$1,950	$1.66	2d	1	1.16mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	18d	1	1.20mi
3025 N 6th St Milwaukee, WI	2.0	1.0	1153	$1,125	$0.98	44d	1	1.20mi
3058 N 11th St Unit 3058 Lower Milwaukee, WI	2.0	1.0	840	$945	$1.12	24d	1	1.20mi
189-203 E Fairmount Ave Whitefish Bay, WI	2.0	1.0	850	$1,000	$1.18	5d	1	1.21mi
1326 W Burleigh St Unit 1326 Lower Milwaukee, WI	2.0	1.0	900	$825	$0.92	3d	1	1.21mi
3045 N 11th St #3047 Milwaukee, WI	3.0	1.0	1065	$1,175	$1.10	5d	1	1.22mi
223 E Burleigh St Unit 223 Milwaukee, WI	4.0	1.0	1153	$1,395	$1.21	44d	1	1.23mi
3037 N 1st St Milwaukee, WI	2.0	1.0	763	$990	$1.30	44d	1	1.23mi
1104 E Glendale Ave Unit 1104 Shorewood, WI	3.0	1.5	1300	$2,395	$1.84	17d	1	1.23mi
605 E Auer Ave Milwaukee, WI	2.0	1.0	1200	$1,200	$1.00	11d	1	1.23mi
3410 N 23rd St Milwaukee, WI	2.0	1.0	800	$800	$1.00	18d	1	1.33mi
3029 N Holton St Milwaukee, WI	3.0	1.0	980	$1,200	$1.22	44d	1	1.35mi
4227 N 26th St Milwaukee, WI	2.0	1.0	950	$1,000	$1.05	18d	1	1.42mi
4147 N Bartlett Ave #4149 Shorewood, WI	3.0	2.0	1339	$1,995	$1.49	2d	1	1.46mi
3901 N 27th St Unit 3907 Milwaukee, WI	2.0	1.0	715	$895	$1.25	24d	1	1.50mi

Listing history 9 events

1. 2026-06-21
   days on market $125,000 Active 13 DOM
2. 2026-06-18
   days on market $125,000 Active 10 DOM
3. 2026-06-17
   days on market $125,000 Active 9 DOM
4. 2026-06-16
   days on market $125,000 Active 8 DOM
5. 2026-06-15
   days on market $125,000 Active 7 DOM
6. 2026-06-13
   days on market $125,000 Active 5 DOM
7. 2026-06-13
   days on market $125,000 Active 4 DOM
8. 2026-06-08
   remarks 587-char remark
9. 2026-06-08
   listed $125,000 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: $1,502 · $125/mo
• Projected year-2 tax: $1,907 · $159/mo
• Expected delta: +$405/yr (+$34/mo · 27.0%)

ⓘ 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 ≥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: $15,168
• − Mortgage interest: −$7,002
• − Property taxes: −$1,502
• − Insurance: −$625
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,636
• Taxable loss: −$24
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,995/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): 28,938
• Household income: $47,298
• Rent vs Own: 65.6% rent · 34.4% own
• Severe rent burden: 2397.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6%
• Common ancestry: Romanian 4% Portuguese 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -216.73%
• Current HPI: 385.8225
• Rent YoY: ▲ 5.00%
• 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

+101.6% since first listed

10 events — show timeline

• 2026-06-01 Listed $125,000 METROMLS
• 2026-01-26 Listing Removed — METROMLS
• 2025-11-06 Price Changed $132,000 METROMLS
• 2025-10-27 Listed $136,000 METROMLS
• 2021-07-08 Sold (Public Records) $51,000 Public Records
• 2013-02-01 Listed $83,400 METROMLS
• 2013-02-01 Listing Removed — METROMLS
• 2013-01-31 Listing Removed — METROMLS
• 2013-01-31 Listed $82,900 METROMLS
• 2005-12-27 Sold (Public Records) $62,000 Public Records

Property tax history

+2.0%/yr

Latest (2024): $1,502 · +37.0% YoY. Source: county tax records.