5016 N 50th St · Milwaukee, WI 53218

$94,900

2 bd · 1.0 ba · 747 sqft · SingleFamily public records · 40 Days on market

Built 1951 5,662 sqft lot $127/sqft · 15% below area Est $112k · 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 +23.3/30.0
• ARV discount +14.3/15.0
• DSCR +7.5/10.0
• 1% rule +6.6/10.0
• 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

Stair less rental home in handy location. This house has a side drive, garage and newer roof. Property is occupied by a long term tenant.

Key facts

• Newer roof
• 5,662 sq ft lot
• 2 garage spots

Tags

• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $95k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1951 — 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: 1.16% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 7.2

CMA / ARV

• ARV (median comp): $111,718
• List price: $94,900
• Delta: -15.05%
• 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
5243 N 46th St	0.37mi	2/1.0	803 (+8%)	1mo	$135,000	$168	69
4633 N Sherman Blvd	0.63mi	2/1.0	741 (-1%)	1mo	$88,500	$119	68
5120 N 56th St	0.38mi	3/1.0 (+1)	713 (-5%)	2mo	$103,000	$144	68
4224 W Peck Pl	0.66mi	2/1.0	744 (-0%)	2mo	$64,820	$87	67
4868 N 52nd St	0.22mi	2/1.0	850 (+14%)	2mo	$145,605	$171	65
5261 N 46th St	0.39mi	2/1.0	803 (+8%)	6mo	$80,000	$100	64
4663 N 48th St	0.46mi	2/1.0	672 (-10%)	2mo	$77,000	$115	61
5247 N 44th St	0.46mi	2/1.0	803 (+8%)	7mo	$115,000	$143	60
5051 N 58th St	0.53mi	2/1.0	796 (+7%)	7mo	$65,500	$82	59
5351 N 55th St	0.54mi	3/1.0 (+1)	845 (+13%)	3mo	$128,000	$151	45
5353 N 56th St	0.58mi	3/3.0 (+1)	832 (+11%)	0mo	$125,000	$150	40
5445 N 54th St	0.61mi	3/1.0 (+1)	855 (+14%)	7mo	$163,000	$191	37

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,657
• Equity at exit: $14,150

10-year hold

• IRR: 10.5%
• Equity multiple: 1.91×
• Total profit: $24,151
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$498
• Tax from tax record: −$158 /mo · $1,896/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $174

Break-even live

Break-even rent $880

Max offer price $94,900

Occupancy floor 79%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4572 N 38th St Unit 2 Milwaukee, WI	2.0	1.0	600	$950	$1.58	43d	1	0.95mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	23d	1	0.98mi
6026 W Carmen Ave Milwaukee, WI	2.0	1.0	672	$1,195	$1.78	23d	1	1.13mi
5820 N 65th St #5822 Milwaukee, WI	2.0	1.0	700	$1,245	$1.78	43d	1	1.33mi
4603 N 29th St Unit 3 Milwaukee, WI	1.0	1.0	510	$750	$1.47	23d	1	1.40mi

Listing history 7 events

1. 2026-04-24
   price $94,900 137-char remark

   Show marketing remark (137 chars)

   Stair less rental home in handy location. This house has a side drive, garage and newer roof. Property is occupied by a long term tenant.

2. 2026-04-16
   listed $99,900 Active 137-char remark

   Show marketing remark (137 chars)

   Stair less rental home in handy location. This house has a side drive, garage and newer roof. Property is occupied by a long term tenant.

3. 2012-12-10
   historical 283-char remark

   Show marketing remark (283 chars)

   Cute 2 bedroom stairless ranch await you! This home is in Great condition with some newer updates! Large backyard, side drive leading to a newly built 2.5 car garage. This is a great deal. Seller will look at all offers!!!This is a short sale please allow time for lenders approval.

4. 2012-12-10
   listed $19,900 283-char remark

   Show marketing remark (283 chars)

   Cute 2 bedroom stairless ranch await you! This home is in Great condition with some newer updates! Large backyard, side drive leading to a newly built 2.5 car garage. This is a great deal. Seller will look at all offers!!!This is a short sale please allow time for lenders approval.

5. 2012-12-07
   soldstatus $23,000 283-char remark

   Show marketing remark (283 chars)

   Cute 2 bedroom stairless ranch await you! This home is in Great condition with some newer updates! Large backyard, side drive leading to a newly built 2.5 car garage. This is a great deal. Seller will look at all offers!!!This is a short sale please allow time for lenders approval.

6. 2007-04-05
   soldstatus $67,900
7. 2007-03-27
   soldstatus $67,900

ⓘ 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: $1,896 · $158/mo
• Projected year-2 tax: $1,896 · $158/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 ≥98°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: $13,204
• − Mortgage interest: −$5,316
• − Property taxes: −$1,896
• − Insurance: −$474
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,761
• Taxable income: $644
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $1,934/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

+39.8% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $94,900 METROMLS
• 2026-04-16 Listed $99,900 METROMLS
• 2012-12-10 Listed $19,900 METROMLS
• 2012-12-10 Listing Removed — METROMLS
• 2012-12-07 Sold (MLS) $23,000 METROMLS
• 2007-04-05 Sold (Public Records) $67,900 Public Records
• 2007-03-27 Sold (MLS) $67,900 METROMLS

Property tax history

+5.6%/yr

Latest (2024): $1,896 · +18.8% YoY. Source: county tax records.