4953 N 52nd St · Milwaukee, WI 53218

$129,900

4 bd · 1.0 ba · 992 sqft · SingleFamily public records · 22 Days on market

Built 1956 5,227 sqft lot $131/sqft · 5% below area Est $137k · 5% 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 +25.0/30.0
• ARV discount +9.9/15.0
• DSCR +8.1/10.0
• 1% rule +7.1/10.0
• 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

Priced way below assessed value for fast sale. 4BR Ranch with newer roof and windows. Long time rental house is occupied by a long term tenant of 5 years.

Key facts

• Newer roof
• Newer windows
• 5,227 sq ft lot

Tags

• NEWER ROOF
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); 152 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% 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 $898 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 + 5.3% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 6.9

CMA / ARV

• ARV (median comp): $137,215
• List price: $129,900
• Delta: -5.33%
• 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
5003 N 51st Blvd	0.08mi	3/1.0 (-1)	934 (-6%)	1mo	$110,000	$118	81
4906 N 58th St	0.35mi	3/1.0 (-1)	940 (-5%)	1mo	$100,000	$106	69
4941 N Sherman Blvd	0.56mi	3/1.0 (-1)	973 (-2%)	0mo	$110,000	$113	66
5267 N 48th St	0.47mi	3/1.0 (-1)	932 (-6%)	1mo	$183,000	$196	62
4676 N 46th St	0.53mi	3/1.0 (-1)	1,066 (+8%)	0mo	$172,500	$162	58
4235 W Fairmount Ave	0.60mi	3/2.0 (-1)	1,044 (+5%)	1mo	$150,000	$144	54
4838 N 63rd St	0.60mi	5/3.5 (+1)	972 (-2%)	0mo	$124,000	$128	54
5139 N 57th St	0.39mi	3/1.0 (-1)	1,128 (+14%)	1mo	$125,000	$111	53
4430 W Glendale Ave	0.65mi	3/1.0 (-1)	908 (-8%)	0mo	$180,000	$198	50
5330 N 54th St	0.48mi	3/1.0 (-1)	1,127 (+14%)	1mo	$199,900	$177	49
4872 N 63rd St	0.60mi	3/1.5 (-1)	1,100 (+11%)	1mo	$207,900	$189	46
5466 N 57th St	0.71mi	3/1.0 (-1)	1,108 (+12%)	1mo	$95,100	$86	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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $668
• Equity at exit: $19,369

10-year hold

• IRR: 12.5%
• Equity multiple: 2.10×
• Total profit: $39,929
• Equity at exit: $11,231

Cash invested: $36,372 (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: 152
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$681
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $282

Break-even live

Break-even rent $1,221

Max offer price $129,900

Occupancy floor 77%

Sensitivity live

Price	-10% $355	-5% $318	+0% $282	+5% $245	+10% $208
Rent	-10% $157	-5% $219	+0% $282	+5% $344	+10% $406
Rate	-1.0pp $347	-0.5pp $315	base $282	+0.5pp $248	+1.0pp $214

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	25d	1	0.43mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	45d	1	0.49mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	18d	1	0.50mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	25d	1	0.56mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	25d	1	0.56mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	25d	1	0.57mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	45d	1	0.63mi
5688 N 56th St Milwaukee, WI	3.0	1.0	850	$1,445	$1.70	14d	1	0.94mi
5657 N 60th St #5659 Milwaukee, WI	3.0	1.0	878	$995	$1.13	18d	1	0.98mi
6221 W Thurston Ave #6223 Milwaukee, WI	3.0	1.0	800	$1,100	$1.38	21d	1	1.06mi
5696 N 42nd St Milwaukee, WI	4.0	1.0	1023	$1,495	$1.46	25d	1	1.15mi
5830 N 61st St Milwaukee, WI	3.0	1.0	1024	$1,450	$1.42	45d	1	1.18mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	45d	1	1.24mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	14d	1	1.29mi
5831 N 65th St Unit 5831 Milwaukee, WI	3.0	1.0	900	$1,195	$1.33	45d	1	1.32mi
5905 N 66th St Unit 66th Lower Milwaukee, WI	3.0	1.0	1000	$1,600	$1.60	18d	1	1.42mi
4153 N 68th St Milwaukee, WI	3.0	1.0	1025	$1,700	$1.66	45d	1	1.43mi

Listing history 6 events

1. 2026-05-09
   status Pending 154-char remark

   Show marketing remark (154 chars)

   Priced way below assessed value for fast sale. 4BR Ranch with newer roof and windows. Long time rental house is occupied by a long term tenant of 5 years.

2. 2026-04-17
   listed $129,900 Active 154-char remark

   Show marketing remark (154 chars)

   Priced way below assessed value for fast sale. 4BR Ranch with newer roof and windows. Long time rental house is occupied by a long term tenant of 5 years.

3. 2020-09-04
   soldstatus $420,000
4. 2013-02-07
   listed $69,900 119-char remark

   Show marketing remark (119 chars)

   Tidy 4-bed single in handy location is perfect for the first time Buyer on a budget who still needs room. 2-car garage.

5. 2013-02-07
   historical 119-char remark

   Show marketing remark (119 chars)

   Tidy 4-bed single in handy location is perfect for the first time Buyer on a budget who still needs room. 2-car garage.

6. 2003-09-02
   soldstatus $80,000

ⓘ 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: $2,753 · $229/mo
• Projected year-2 tax: $2,753 · $229/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: $18,932
• − Mortgage interest: −$7,276
• − Property taxes: −$2,753
• − Insurance: −$650
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$3,779
• Taxable income: $1,445
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $3,032/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

+62.4% since first listed

6 events — show timeline

• 2026-05-09 Pending — METROMLS
• 2026-04-17 Listed $129,900 METROMLS
• 2020-09-04 Sold (Public Records) $420,000 Public Records
• 2013-02-07 Listing Removed — METROMLS
• 2013-02-07 Listed $69,900 METROMLS
• 2003-09-02 Sold (Public Records) $80,000 Public Records

Property tax history

+3.0%/yr

Latest (2024): $2,753 · +35.4% YoY. Source: county tax records.