2018 N 29th St · Milwaukee, WI 53208

$119,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 159 Days on market

Built 2001 5,227 sqft lot $101/sqft · at area comps Est $124k · at est.

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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 +17.5/30.0
• ARV discount +9.4/15.0
• DSCR +5.5/10.0
• 1% rule +5.1/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your Next Investment Opportunity for New landlord or Your next home. Please allow 24 hours' notice for showings. This property is tenant-occupied on a month-to-month basis.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (+10.8%/yr); 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $823 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $41k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $119k implies a 117% gain — meaningful room to come down on a strong offer.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

• ARV (median comp): $124,157
• List price: $119,000
• Delta: -4.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2459 W Walnut St	0.40mi	3/1.0	1,108 (-6%)	4mo	$24,000	$22	68
3518 W Galena St	0.56mi	3/1.0	1,118 (-6%)	4mo	$105,000	$94	61
3801 W Sarnow St	0.62mi	3/1.0	1,116 (-6%)	1mo	$105,000	$94	61
3526 W Galena St	0.57mi	3/1.0	1,118 (-6%)	5mo	$105,000	$94	60
1444 N 29th St	0.50mi	4/2.0 (+1)	1,158 (-2%)	6mo	$76,000	$66	59
2462 N 23rd St	0.65mi	3/1.0	1,227 (+4%)	7mo	$129,900	$106	58
1431 N 24th Pl	0.59mi	3/1.0	1,106 (-7%)	8mo	$47,900	$43	55
2444 N 38th St	0.72mi	3/1.0	1,118 (-6%)	4mo	$105,000	$94	54
1439 N 37th St	0.72mi	3/1.0	1,116 (-6%)	7mo	$105,000	$94	51
1443 N 37th St	0.71mi	3/1.0	1,118 (-6%)	8mo	$105,000	$94	51
2558 N 24th St	0.71mi	3/1.0	1,072 (-10%)	1mo	$129,000	$120	51
2932 W Juneau Ave	0.75mi	3/2.0	1,087 (-8%)	0mo	$75,000	$69	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-7,131
• Equity at exit: $17,743

10-year hold

• IRR: 9.5%
• Equity multiple: 1.91×
• Total profit: $30,266
• Equity at exit: $10,289

Cash invested: $33,320 (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 53208

• Home prices YoY: -27.1%
• Rents YoY: 10.8%
• Active inventory: 95
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$624
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $91

Break-even live

Break-even rent $1,087

Max offer price $119,000

Occupancy floor 87%

Sensitivity live

Price	-10% $158	-5% $124	+0% $91	+5% $57	+10% $23
Rent	-10% $-4	-5% $43	+0% $91	+5% $138	+10% $185
Rate	-1.0pp $150	-0.5pp $121	base $91	+0.5pp $60	+1.0pp $28

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 N 32nd St Unit 2201 Milwaukee, WI	3.0	1.0	1100	$1,195	$1.09	17d	1	0.27mi
3109 W Walnut St Milwaukee, WI	2.0	1.0	1000	$1,095	$1.09	44d	1	0.34mi
1639 N 33rd St Milwaukee, WI	3.0	1.0	1424	$950	$0.67	24d	1	0.43mi
1515 N 32nd St Unit 1515 Milwaukee, WI	3.0	1.0	1200	$1,245	$1.04	5d	1	0.50mi
2530 N 28th St Unit 2530 Lower Milwaukee, WI	2.0	1.0	764	$995	$1.30	15d	1	0.56mi
2001 N 38th St #2003 Milwaukee, WI	3.0	1.0	1326	$950	$0.72	3d	1	0.58mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	18d	1	0.61mi
2550 N 36th St Unit 2550A Upper Milwaukee, WI	2.0	1.0	711	$845	$1.19	24d	1	0.72mi
1239 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1300	$1,400	$1.08	45d	1	0.73mi
1239 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1300	$1,400	$1.08	44d	1	0.73mi
1235 N 26th St Milwaukee, WI	3.0	1.0	900	$950	$1.06	44d	1	0.73mi
2530 N 37th St Milwaukee, WI	2.0	1.0	1037	$1,000	$0.96	15d	1	0.73mi
2403-2405 N 39th St Unit 2403 Lower Milwaukee, WI	3.0	1.0	1200	$995	$0.83	11d	1	0.74mi
2403-2405 N 39th St Unit 2405 Upper Milwaukee, WI	3.0	1.0	1141	$995	$0.87	11d	1	0.75mi
2610 W Juneau Ave Unit 2610 Milwaukee, WI	3.0	1.0	893	$1,400	$1.57	24d	1	0.77mi
1430 N 21st St Unit 2 Milwaukee, WI	2.0	1.0	1000	$975	$0.97	44d	1	0.78mi
3100 W Center St Milwaukee, WI	3.0	2.0	1174	$1,531	$1.30	2d	1	0.78mi
2630 N 24th St Milwaukee, WI	2.0	1.0	934	$1,450	$1.55	20d	1	0.78mi
2478-2480 W Juneau Ave Unit 2478 Milwaukee, WI	4.0	1.0	1375	$1,495	$1.09	24d	1	0.79mi
2251 N 41st St Unit Lower Milwaukee, WI	3.0	1.0	1187	$1,198	$1.01	15d	1	0.79mi
3303 W Juneau Ave Unit 5 Milwaukee, WI	2.0	1.0	750	$945	$1.26	44d	1	0.82mi
1135 N 33rd St Unit 2 Milwaukee, WI	2.0	1.0	850	$995	$1.17	44d	1	0.85mi
2765 N 26th St Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	5d	1	0.87mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	5d	1	0.87mi
2512 N 41st St #2514 Milwaukee, WI	2.0	1.0	1007	$1,200	$1.19	44d	1	0.89mi
2517 W Hadley St Milwaukee, WI	2.0	1.0	850	$1,050	$1.24	15d	1	0.89mi
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	15d	1	0.92mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	18d	1	0.92mi
2232 N 44th St Unit 2234 Upper Milwaukee, WI	3.0	1.0	1000	$1,195	$1.20	44d	1	0.96mi
2706 N 39th St Unit 2706 Milwaukee, WI	2.0	1.0	866	$845	$0.98	44d	1	0.98mi
4232 W Highland Blvd Milwaukee, WI	2.0	1.0	700	$950	$1.36	15d	1	0.98mi
2870 N 29th St #2872 Milwaukee, WI	3.0	1.0	1300	$1,250	$0.96	44d	1	0.99mi
2331 N 44th St #2333 Milwaukee, WI	2.0	1.0	1000	$995	$0.99	44d	1	1.01mi
936 N 25th St Unit 1 Milwaukee, WI	2.0	1.0	900	$1,338	$1.49	44d	1	1.04mi
2931 W Chambers St Milwaukee, WI	2.0	1.0	1400	$1,050	$0.75	24d	1	1.12mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	44d	1	1.15mi
2125 W Kilbourn Ave Unit 15 Milwaukee, WI	2.0	1.0	800	$1,395	$1.74	44d	1	1.19mi
825 N 22nd St Milwaukee, WI	2.0	1.0	675	$1,088	$1.61	5d	5	1.21mi
2663 N 44th St Unit 1 Milwaukee, WI	2.0	1.0	900	$995	$1.11	44d	1	1.21mi
2712 N 44th St Unit 2712A Milwaukee, WI	2.0	1.0	911	$995	$1.09	24d	1	1.22mi

Listing history 18 events

1. 2026-06-21
   days on market $119,000 Active 159 DOM
2. 2026-06-18
   days on market $119,000 Active 156 DOM
3. 2026-06-17
   days on market $119,000 Active 155 DOM
4. 2026-06-16
   days on market $119,000 Active 154 DOM
5. 2026-06-15
   days on market $119,000 Active 153 DOM
6. 2026-06-13
   days on market $119,000 Active 151 DOM
7. 2026-06-13
   days on market $119,000 Active 150 DOM
8. 2026-06-09
   days on market $119,000 Active 147 DOM
9. 2026-06-08
   days on market $119,000 Active 146 DOM
10. 2026-05-31
    days on market $119,000 Active 145 DOM
11. 2026-03-19
    price $119,000 172-char remark

    Show marketing remark (172 chars)

    Your Next Investment Opportunity for New landlord or Your next home. Please allow 24 hours' notice for showings. This property is tenant-occupied on a month-to-month basis.

12. 2026-01-27
    price $130,000 172-char remark

    Show marketing remark (172 chars)

    Your Next Investment Opportunity for New landlord or Your next home. Please allow 24 hours' notice for showings. This property is tenant-occupied on a month-to-month basis.

13. 2025-12-29
    listed $160,000 Active 172-char remark

    Show marketing remark (172 chars)

    Your Next Investment Opportunity for New landlord or Your next home. Please allow 24 hours' notice for showings. This property is tenant-occupied on a month-to-month basis.

14. 2014-08-23
    soldstatus $54,900
15. 2014-08-14
    listed $54,900 319-char remark

    Show marketing remark (319 chars)

    BACK ON THE MARKET!!!! Buyers financing fell apart. Move-In Ready Newer Home offering open first floor with gorgeous living room, spacious dining area and kitchen for the cooks delight. 3 large bedrooms upstairs and the lower level offers tall ceilings to give you options. Off street parking in the rear. rm sizes est.

16. 2014-08-14
    soldstatus $54,900 319-char remark

    Show marketing remark (319 chars)

    BACK ON THE MARKET!!!! Buyers financing fell apart. Move-In Ready Newer Home offering open first floor with gorgeous living room, spacious dining area and kitchen for the cooks delight. 3 large bedrooms upstairs and the lower level offers tall ceilings to give you options. Off street parking in the rear. rm sizes est.

17. 2014-02-05
    listed $75,000
18. 2014-02-05
    historical

ⓘ 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: $2,217 · $185/mo
• Projected year-2 tax: $2,217 · $185/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,413
• − Mortgage interest: −$6,666
• − Property taxes: −$2,217
• − Insurance: −$595
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,462
• Taxable loss: −$832
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $1,286/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): 27,201
• Household income: $52,690
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 1568.0

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 0.69)
• Race & ethnicity: Black 41% White 36% Hispanic / Latino 10% Asian 9% Two or more races 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 5% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Philippines
• Languages at home: 84% English-only · Other Asian/Pacific 6% Spanish 6% French/Haitian/Cajun 1%

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: ▼ -123.92%
• Current HPI: 333.7268
• Rent YoY: ▲ 10.78%
• 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

+58.7% since first listed

8 events — show timeline

• 2026-03-19 Price Changed $119,000 METROMLS
• 2026-01-27 Price Changed $130,000 METROMLS
• 2025-12-29 Listed $160,000 METROMLS
• 2014-08-23 Sold (Public Records) $54,900 Public Records
• 2014-08-14 Listed $54,900 METROMLS
• 2014-08-14 Sold (MLS) $54,900 METROMLS
• 2014-02-05 Listing Removed — METROMLS
• 2014-02-05 Listed $75,000 METROMLS

Property tax history

+1.2%/yr

Latest (2024): $2,217 · +34.6% YoY. Source: county tax records.