5471 N 74th St · Milwaukee, WI 53218

$90,000

2 bd · 1.5 ba · 996 sqft · SingleFamily public records · 41 Days on market

Built 1955 7,840 sqft lot $90/sqft · 44% below area Est $159k · 44% under

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Listing remarks MLS

This is a City Of Milwaukee owned Tax Foreclosure. Buyers must show proof of funds or financing to cover purchase price & essential repairs. Essential Repairs:$1,540 (Total Scope Of Work:3,990)

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 (+5.3%/yr); 153 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 32% 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $28k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $90k implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1955 — 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 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: 1.37% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $159,303
• List price: $90,000
• Delta: -43.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7200 W Grantosa Dr	0.27mi	3/1.5 (+1)	1,105 (+11%)	0mo	$205,000	$186	64
5718 N 80th St	0.50mi	3/1.0 (+1)	945 (-5%)	0mo	$113,500	$120	61
5812 N 77th St	0.49mi	3/1.0 (+1)	1,054 (+6%)	1mo	$134,000	$127	60
5919 N 67th St	0.71mi	3/1.0 (+1)	988 (-1%)	1mo	$155,000	$157	58
5828 N 80th St	0.60mi	3/1.5 (+1)	1,043 (+5%)	2mo	$140,000	$134	58
4866 N 73rd St	0.73mi	2/1.0	961 (-4%)	1mo	$200,000	$208	57
8221 W Carmen Ave	0.69mi	3/1.0 (+1)	963 (-3%)	1mo	$192,500	$200	55
8200 W Glen Ave	0.56mi	3/1.0 (+1)	925 (-7%)	1mo	$134,000	$145	54
8233 W Lancaster Ave	0.72mi	3/1.0 (+1)	963 (-3%)	2mo	$130,000	$135	52
5272 N 65th St	0.61mi	3/1.0 (+1)	912 (-8%)	1mo	$127,000	$139	50
5231 N 83rd St	0.65mi	3/1.5 (+1)	1,088 (+9%)	0mo	$150,000	$138	49
7262 W Medford Ave	0.51mi	3/1.0 (+1)	1,132 (+14%)	2mo	$175,000	$155	45

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: 10.3%
• Equity multiple: 1.42×
• Total profit: $10,562
• Equity at exit: $13,419

10-year hold

• IRR: 21.2%
• Equity multiple: 3.00×
• Total profit: $50,354
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $349

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 67%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5530 N 76th St Apt 8 Milwaukee, WI	1.0	1.0	900	$995	$1.11	44d	1	0.15mi
7632 W Leon Ter Unit C Milwaukee, WI	2.0	1.5	1000	$1,200	$1.20	24d	1	0.21mi
7348 W Medford Ave Unit 7348A Milwaukee, WI	2.0	1.0	1095	$950	$0.87	24d	1	0.45mi
8023 W Thurston Ave Unit 2 Milwaukee, WI	2.0	1.0	850	$850	$1.00	44d	1	0.54mi
8037 W Thurston Ave Milwaukee, WI	3.0	1.0	1040	$1,600	$1.54	44d	1	0.56mi
5659 N 64th St Unit 5659A Milwaukee, WI	2.0	1.0	1091	$1,300	$1.19	44d	1	0.64mi
5908 N 80th St Milwaukee, WI	3.0	1.0	1056	$1,550	$1.47	24d	1	0.69mi
5950 N 69th St Unit 1 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.70mi
5823 N 65th St Unit Upper Milwaukee, WI	2.0	1.0	768	$1,295	$1.69	44d	1	0.70mi
5831 N 65th St Unit 5831 Milwaukee, WI	3.0	1.0	900	$1,195	$1.33	44d	1	0.71mi
5820 N 65th St #5822 Milwaukee, WI	2.0	1.0	700	$1,245	$1.78	44d	1	0.72mi
5955 N 79th St Unit 1 Milwaukee, WI	3.0	1.0	1100	$1,650	$1.50	44d	1	0.73mi
5905 N 66th St Unit 66th Lower Milwaukee, WI	3.0	1.0	1000	$1,600	$1.60	16d	1	0.73mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	44d	1	0.76mi
6221 W Thurston Ave #6223 Milwaukee, WI	3.0	1.0	800	$1,100	$1.38	20d	1	0.76mi
5956 N 67th St Milwaukee, WI	2.0	1.0	925	$1,250	$1.35	44d	1	0.77mi
5958 N 67th St Milwaukee, WI	2.0	1.0	925	$1,250	$1.35	4d	1	0.77mi
5657 N 60th St #5659 Milwaukee, WI	3.0	1.0	878	$995	$1.13	17d	1	0.87mi
7701 W Hampton Ave Unit 6 Milwaukee, WI	2.0	1.0	816	$1,250	$1.53	44d	1	0.89mi
6026 W Carmen Ave Milwaukee, WI	2.0	1.0	672	$1,195	$1.78	24d	1	0.91mi
5830 N 61st St Milwaukee, WI	3.0	1.0	1024	$1,450	$1.42	44d	1	0.93mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.96mi
5688 N 56th St Milwaukee, WI	3.0	1.0	850	$1,445	$1.70	12d	1	1.08mi
8043 W Appleton Ave Milwaukee, WI	2.0	1.0	900	$1,200	$1.33	15d	1	1.22mi
5812 N 93rd St Unit 5812 Milwaukee, WI	3.0	1.0	995	$1,200	$1.21	17d	1	1.34mi
5721 N 94th St Milwaukee, WI	2.0	1.0	1050	$1,175	$1.12	15d	2	1.40mi

Listing history 17 events

1. 2026-05-02
   price $90,000 199-char remark

   Show marketing remark (199 chars)

   This is a City Of Milwaukee owned Tax Foreclosure. Buyers must show proof of funds or financing to cover purchase price & essential repairs. Essential Repairs:$1,540 (Total Scope Of Work:3,990)

2. 2026-04-15
   listed $117,731 Active 199-char remark

   Show marketing remark (199 chars)

   This is a City Of Milwaukee owned Tax Foreclosure. Buyers must show proof of funds or financing to cover purchase price & essential repairs. Essential Repairs:$1,540 (Total Scope Of Work:3,990)

3. 2026-04-06
   historical 237-char remark

   Show marketing remark (237 chars)

   This is a tax foreclosed property. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized. BIDS DUE March 30, 2026 at 10:00 am.

4. 2026-02-23
   listed $156,975 Active 237-char remark

   Show marketing remark (237 chars)

   This is a tax foreclosed property. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized. BIDS DUE March 30, 2026 at 10:00 am.

5. 2013-12-04
   listed $24,900
6. 2013-12-04
   historical
7. 2013-02-09
   listed $37,800
8. 2013-02-09
   historical
9. 2013-02-09
   historical
10. 2013-02-09
    listed $42,000
11. 2013-02-02
    listed $114,900
12. 2013-02-02
    historical
13. 2011-05-10
    soldstatus $19,000
14. 2007-06-25
    soldstatus $125,000
15. 2004-04-12
    soldstatus $85,900
16. 1989-11-01
    soldstatus $41,900
17. 1983-11-01
    soldstatus $46,000

ⓘ 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 ≥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: $14,749
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$2,618
• Taxable income: $2,930
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $3,485/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

+95.7% since first listed

17 events — show timeline

• 2026-05-02 Price Changed $90,000 METROMLS
• 2026-04-15 Listed $117,731 METROMLS
• 2026-04-06 Listing Removed — METROMLS
• 2026-02-23 Listed $156,975 METROMLS
• 2013-12-04 Listing Removed — METROMLS
• 2013-12-04 Listed $24,900 METROMLS
• 2013-02-09 Listing Removed — METROMLS
• 2013-02-09 Listed $37,800 METROMLS
• 2013-02-09 Listed $42,000 METROMLS
• 2013-02-09 Listing Removed — METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $114,900 METROMLS
• 2011-05-10 Sold (MLS) $19,000 METROMLS
• 2007-06-25 Sold (Public Records) $125,000 Public Records
• 2004-04-12 Sold (Public Records) $85,900 Public Records
• 1989-11-01 Sold (Public Records) $41,900 Public Records
• 1983-11-01 Sold (Public Records) $46,000 Public Records

Property tax history

+6.2%/yr

Latest (2024): $6,061 · +44.4% YoY. Source: county tax records.