4469 N 64th St · Milwaukee, WI 53218

$159,900

4 bd · 1.5 ba · 1,239 sqft · SingleFamily public records · 76 Days on market

Built 1948 5,227 sqft lot $129/sqft · 15% below area Est $188k · 15% under

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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 +18.6/30.0
• ARV discount +14.1/15.0
• DSCR +5.8/10.0
• 1% rule +5.4/10.0
• 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

Stone 4BR house plus stone 2 car garage. This property has newer roof and windows. Home is larger than it looks. Long time rental property is occupied and tenant would like to stay.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+5.3%/yr); 153 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 76 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 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 $33k; list at $160k implies a 385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.0

CMA / ARV

• ARV (median comp): $187,573
• List price: $159,900
• Delta: -14.75%
• 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
6314 W Medford Ave	0.12mi	3/1.0 (-1)	1,180 (-5%)	0mo	$165,000	$140	79
4436 N 66th St	0.11mi	3/1.5 (-1)	1,376 (+11%)	1mo	$215,000	$156	70
4419 N 64th St	0.07mi	3/1.0 (-1)	1,064 (-14%)	2mo	$131,000	$123	65
4142 N 68th St	0.47mi	4/1.0	1,155 (-7%)	0mo	$142,000	$123	64
4713 N 53rd St	0.71mi	3/1.0 (-1)	1,249 (+1%)	2mo	$130,000	$104	57
4453 N 69th St	0.32mi	3/2.0 (-1)	1,393 (+12%)	1mo	$225,000	$162	57
4947 N 66th St	0.65mi	3/1.0 (-1)	1,196 (-4%)	0mo	$205,000	$171	56
3946 N 63rd St	0.67mi	3/1.0 (-1)	1,191 (-4%)	0mo	$200,000	$168	55
4872 N 63rd St	0.56mi	3/1.5 (-1)	1,100 (-11%)	1mo	$207,900	$189	49
4309 N 73rd St	0.61mi	3/1.0 (-1)	1,092 (-12%)	0mo	$175,000	$160	44
4869 N 55th St	0.74mi	3/2.0 (-1)	1,408 (+14%)	1mo	$215,000	$153	35
4548 N 76th St	0.74mi	3/2.0 (-1)	1,071 (-14%)	1mo	$131,000	$122	35

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-12,132
• Equity at exit: $23,842

10-year hold

• IRR: 5.2%
• Equity multiple: 1.43×
• Total profit: $19,138
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$839
• Tax from tax record: −$254 /mo · $3,042/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $154

Break-even live

Break-even rent $1,467

Max offer price $159,900

Occupancy floor 86%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	43d	1	0.50mi
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	4d	1	0.64mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	43d	1	0.71mi
4623 N 77th St Milwaukee, WI	3.0	1.5	1156	$1,800	$1.56	17d	1	0.86mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	43d	1	0.92mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	43d	1	1.11mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	23d	1	1.16mi
6921 W Herbert Ave Milwaukee, WI	3.0	2.0	1414	$1,620	$1.15	4d	1	1.21mi
5073 N 48th St Milwaukee, WI	4.0	1.0	1152	$1,595	$1.38	14d	1	1.22mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	43d	1	1.25mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	23d	1	1.37mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	17d	1	1.43mi
4052 N 85th St Milwaukee, WI	3.0	1.0	1113	$1,500	$1.35	4d	1	1.45mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	23d	1	1.48mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	23d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $159,900 Active 76 DOM
2. 2026-06-17
   days on market $159,900 Active 75 DOM
3. 2026-06-16
   days on market $159,900 Active 74 DOM
4. 2026-06-15
   days on market $159,900 Active 73 DOM
5. 2026-06-13
   days on market $159,900 Active 71 DOM
6. 2026-06-13
   days on market $159,900 Active 70 DOM
7. 2026-06-09
   days on market $159,900 Active 67 DOM
8. 2026-06-08
   days on market $159,900 Active 66 DOM
9. 2026-06-07
   days on market $159,900 Active 65 DOM
10. 2026-06-05
    days on market $159,900 Active 62 DOM
11. 2026-06-03
    days on market $159,900 Active 61 DOM
12. 2026-06-02
    days on market $159,900 Active 60 DOM
13. 2026-06-01
    days on market $159,900 Active 59 DOM
14. 2026-05-31
    days on market $159,900 Active 58 DOM
15. 2026-04-03
    listed $159,900 Active 181-char remark

    Show marketing remark (181 chars)

    Stone 4BR house plus stone 2 car garage. This property has newer roof and windows. Home is larger than it looks. Long time rental property is occupied and tenant would like to stay.

16. 2013-02-02
    historical 148-char remark

    Show marketing remark (148 chars)

    Property is being sold in the as is condition. Room sizes have been estimated. Contact lister for special addendums needed for all offers presented.

17. 2013-02-02
    listed $109,899 148-char remark

    Show marketing remark (148 chars)

    Property is being sold in the as is condition. Room sizes have been estimated. Contact lister for special addendums needed for all offers presented.

18. 2013-01-30
    listed $39,900
19. 2013-01-30
    historical
20. 2013-01-26
    historical
21. 2013-01-26
    listed $23,900
22. 2012-08-01
    soldstatus $33,000
23. 2010-09-10
    soldstatus $23,900
24. 2005-02-07
    soldstatus $139,900

ⓘ 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: $3,042 · $254/mo
• Projected year-2 tax: $3,042 · $254/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: $19,939
• − Mortgage interest: −$8,957
• − Property taxes: −$3,042
• − Insurance: −$800
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$4,652
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $2,016/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

+14.3% since first listed

10 events — show timeline

• 2026-04-03 Listed $159,900 METROMLS
• 2013-02-02 Listed $109,899 METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-01-30 Listing Removed — METROMLS
• 2013-01-30 Listed $39,900 METROMLS
• 2013-01-26 Listed $23,900 METROMLS
• 2013-01-26 Listing Removed — METROMLS
• 2012-08-01 Sold (MLS) $33,000 METROMLS
• 2010-09-10 Sold (MLS) $23,900 METROMLS
• 2005-02-07 Sold (Public Records) $139,900 Public Records

Property tax history

+2.6%/yr

Latest (2024): $3,042 · +12.9% YoY. Source: county tax records.