2560 N 41st St #2562 · Milwaukee, WI 53210

$174,000

6 bd · 2.0 ba · 3,236 sqft · MultiFamily · 48 Days on market

Built 1916 4,356 sqft lot $54/sqft · 52% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Turnkey 8 unit multifamily portfolio consisting of four well maintained duplexes offering immediate cash flow. Seven units are currently leased at $1,000 per month with one vacant unit providing upside potential. Current gross monthly income is $7,000 with the ability to reach $8,000 at full occupancy. All units are professionally managed, making this a truly hands off investment. Strong rental demand supports consistent occupancy and long term stability. Ideal for investors seeking scalable income, portfolio diversification, and future appreciation potential. All properties are listing individually as well. 2444 N 40th St, 2446, Milwaukee, WI 2435 N 41st St, 2437, Milwaukee, WI 1700 N 28th St, 1702, Milwaukee, WI

Key facts

• 4,356 sq ft lot
• Built 1916
• Listed 48 days

Property features AI

Finance

• Other: Seller and tenant personal property excluded
• Financial info: Multi-family property (2 units)

Exterior

• Utilities: Municipal water; Municipal sewer; 2 electric meters; 2 gas meters
• Home design: Duplex; 2-story building; Zoned RT2; Lot less than 1/2 acre
• Construction: Brick/stone and wood construction
• Exterior features: Brick and wood exterior

Interior

• Kitchen: Unit 2 kitchen on upper level (approx. 13 x 13)
• Bedrooms: Each unit has 3 bedrooms; Unit 2 master bedroom on upper level (approx. 14 x 12); Unit 2 bedroom 2 on upper level (approx. 12 x 13); Unit 2 bedroom 3 on upper level
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $174k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive. Per door: $419/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $174k).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 (+3.8%/yr); 143 active listings in the ZIP; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,584/mo this rent would consume 64% of the median local household income ($48k/yr) (locally 1730% 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 $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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $506k (74%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $174k implies a 1640% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.49% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.66%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $114,809
• List price: $174,000
• Delta: 51.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2423 N 44th St #2425	0.31mi	6/2.0	3,087 (-5%)	7mo	$32,000	$10	72
2445 N 50th St #2447	0.64mi	6/2.0	3,226 (-0%)	5mo	$168,000	$52	65
2519 N 41st St	0.07mi	6/2.0	2,785 (-14%)	12mo	$150,000	$54	64
2413 N 40th St	0.19mi	6/2.0	2,812 (-13%)	8mo	$185,000	$66	62
3002 N 40th St #3004	0.55mi	6/2.0	2,972 (-8%)	4mo	$184,900	$62	57
2349 N 44th St #2351	0.36mi	6/2.0	2,818 (-13%)	6mo	$250,000	$89	56
2216 N 39th St #2218	0.42mi	6/2.0	3,623 (+12%)	12mo	$95,000	$26	50
2646 N 50th St #2648	0.60mi	6/2.0	2,826 (-13%)	1mo	$155,000	$55	50
2844 N 50th St #2846	0.69mi	6/2.0	2,906 (-10%)	3mo	$140,000	$48	49
2139 N 48th St #2141	0.72mi	6/2.0	2,866 (-11%)	1mo	$219,000	$76	47
3035 N 40th St #3037	0.59mi	6/2.0	2,824 (-13%)	10mo	$236,000	$84	43
2635 N 49th St #2637	0.56mi	6/2.0	3,680 (+14%)	11mo	$65,000	$18	42

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.56×
• Total profit: $27,422
• Equity at exit: $25,944

10-year hold

• IRR: 23.4%
• Equity multiple: 3.09×
• Total profit: $101,803
• Equity at exit: $15,044

Cash invested: $48,720 (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 53210

• Home prices YoY: -21.5%
• Rents YoY: 3.8%
• Active inventory: 143
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,584 high
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$218 /mo · $2,610/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $839

Break-even live

Break-even rent $1,522

Max offer price $174,000

Occupancy floor 63%

Sensitivity live

Price	-10% $959	-5% $899	+0% $839	+5% $779	+10% $719
Rent	-10% $635	-5% $737	+0% $839	+5% $941	+10% $1,043
Rate	-1.0pp $927	-0.5pp $883	base $839	+0.5pp $794	+1.0pp $748

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,584
Total (2 units)			$2,584

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $174,000 Active 48 DOM
2. 2026-06-18
   days on market $174,000 Active 45 DOM
3. 2026-06-17
   days on market $174,000 Active 44 DOM
4. 2026-06-16
   days on market $174,000 Active 43 DOM
5. 2026-06-15
   days on market $174,000 Active 42 DOM
6. 2026-06-13
   days on market $174,000 Active 40 DOM
7. 2026-06-13
   days on market $174,000 Active 39 DOM
8. 2026-06-09
   days on market $174,000 Active 36 DOM
9. 2026-06-08
   days on market $174,000 Active 35 DOM
10. 2026-06-07
    days on market $174,000 Active 34 DOM
11. 2026-06-05
    days on market $174,000 Active 31 DOM
12. 2026-06-03
    days on market $174,000 Active 30 DOM
13. 2026-06-02
    days on market $174,000 Active 29 DOM
14. 2026-06-01
    days on market $174,000 Active 28 DOM
15. 2026-05-31
    days on market $174,000 Active 27 DOM
16. 2026-05-04
    listed $179,000 Active 536-char remark

    Show marketing remark (723 chars)

    Turnkey 8 unit multifamily portfolio consisting of four well maintained duplexes offering immediate cash flow. Seven units are currently leased at $1,000 per month with one vacant unit providing upside potential. Current gross monthly income is $7,000 with the ability to reach $8,000 at full occupancy. All units are professionally managed, making this a truly hands off investment. Strong rental demand supports consistent occupancy and long term stability. Ideal for investors seeking scalable income, portfolio diversification, and future appreciation potential. All properties are listing individually as well. 2444 N 40th St, 2446, Milwaukee, WI 2435 N 41st St, 2437, Milwaukee, WI 1700 N 28th St, 1702, Milwaukee, WI

17. 2026-05-04
    listed $680,000 Active 723-char remark

    Show marketing remark (723 chars)

    Turnkey 8 unit multifamily portfolio consisting of four well maintained duplexes offering immediate cash flow. Seven units are currently leased at $1,000 per month with one vacant unit providing upside potential. Current gross monthly income is $7,000 with the ability to reach $8,000 at full occupancy. All units are professionally managed, making this a truly hands off investment. Strong rental demand supports consistent occupancy and long term stability. Ideal for investors seeking scalable income, portfolio diversification, and future appreciation potential. All properties are listing individually as well. 2444 N 40th St, 2446, Milwaukee, WI 2435 N 41st St, 2437, Milwaukee, WI 1700 N 28th St, 1702, Milwaukee, WI

18. 2023-02-16
    listed $95,000 Active
19. 2022-10-19
    historical
20. 2022-10-06
    price $85,000
21. 2022-09-22
    price $99,000
22. 2022-09-21
    price $107,000
23. 2022-09-09
    price $112,000
24. 2022-08-26
    listed $115,000 Active
25. 2014-04-15
    historical
26. 2014-04-15
    listed $15,000
27. 2013-05-09
    historical
28. 2013-05-09
    listed $27,900
29. 2011-04-21
    soldstatus $10,000
30. 2011-03-11
    listed $15,000
31. 2011-03-11
    historical
32. 2010-12-21
    historical
33. 2010-12-21
    listed $19,000
34. 2006-08-18
    soldstatus $163,000
35. 2006-01-05
    soldstatus $139,900

ⓘ 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 ≥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: $31,008
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$5,062
• Taxable income: $7,758
• Est. tax owed @ 24.0%: −$1,862
• After-tax cash flow: $8,205/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): 23,922
• Household income: $48,217
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1730.0

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 (71%)
• Race & ethnicity: Black 71% White 17% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 2% Portuguese 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 2%

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: ▼ -76.77%
• Current HPI: 280.0133
• Rent YoY: ▲ 3.82%
• 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

+24.4% since first listed

21 events — show timeline

• 2026-05-28 Price Changed $174,000 METROMLS
• 2026-05-04 Listed $680,000 METROMLS
• 2026-05-04 Listed $179,000 METROMLS
• 2023-02-16 Listed $95,000 METROMLS
• 2022-10-19 Listing Removed — METROMLS
• 2022-10-06 Price Changed $85,000 METROMLS
• 2022-09-22 Price Changed $99,000 METROMLS
• 2022-09-21 Price Changed $107,000 METROMLS
• 2022-09-09 Price Changed $112,000 METROMLS
• 2022-08-26 Listed $115,000 METROMLS
• 2014-04-15 Listed $15,000 METROMLS
• 2014-04-15 Listing Removed — METROMLS
• 2013-05-09 Listing Removed — METROMLS
• 2013-05-09 Listed $27,900 METROMLS
• 2011-04-21 Sold (MLS) $10,000 METROMLS
• 2011-03-11 Listing Removed — METROMLS
• 2011-03-11 Listed $15,000 METROMLS
• 2010-12-21 Listed $19,000 METROMLS
• 2010-12-21 Listing Removed — METROMLS
• 2006-08-18 Sold (MLS) $163,000 METROMLS
• 2006-01-05 Sold (MLS) $139,900 METROMLS