2875 N 25th St · Milwaukee, WI 53206

$165,000

4 bd · 2.0 ba · 2,167 sqft · MultiFamily public records · 59 Days on market

Built 1923 4,356 sqft lot $76/sqft · 90% 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
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

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

Listing remarks MLS

Attention all Investors, great investment opportunity to own the spacious 2/2 duplex. This Property is being sold AS IS condition. Fresh paint throughout with updated roof and windows for lower unit in 2014, Central air installed for lower unit 2014 and new water heaters 2022. Brand new siding installed in 2014 as well. Room sizes have been estimated. Schedule your showing today!

Key facts

• Hot-water heaters
• Newer roof
• Freshly painted

Tags

• FENCED-IN FRONT AND BACK YARDS
• NEWER ROOF
• HOT-WATER HEATERS
• FRESHLY PAINTED

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; 1 and 2 electric meters (multiple electric meters); 1 and 2 gas meters (multiple gas meters)
• Home design: 2-story duplex; Multi-family property; Zoning: ET4
• Construction: Built (year source: Assessor/Public Record)
• Exterior features: Vinyl exterior; Lot smaller than 1/2 acre (approx. 0.1 acre)

Interior

• Kitchen: Unit 2 kitchen on upper level (approx. 12 x 12)
• Bedrooms: Each unit has 2 bedrooms; Unit 2 bedrooms are on the upper level (master and second bedroom)
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Full basement
• Laundry & utility: Separate meters for utilities (see Utilities section)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive. Per door: $344/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (+8.3%/yr); 160 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $84k; list at $165k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1923 — 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: 1.31% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (median comp): $86,853
• List price: $165,000
• Delta: 89.98%
• 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
3202 N 24th St #3204	0.43mi	4/2.0	2,169 (+0%)	2mo	$165,000	$76	78
2463 W Chambers St #2465	0.14mi	5/2.0 (+1)	2,318 (+7%)	2mo	$50,000	$22	75
2931 W Chambers St #2933	0.32mi	5/2.0 (+1)	2,080 (-4%)	3mo	$116,000	$56	71
2847 N 26th St	0.07mi	4/2.0	1,863 (-14%)	2mo	$70,000	$38	71
2020 W Hopkins St	0.51mi	4/2.0	2,050 (-5%)	0mo	$105,000	$51	67
3218 N 26th St	0.43mi	4/2.0	1,986 (-8%)	3mo	$165,000	$83	64
3068 N 34th St Unit 3068A	0.60mi	5/2.0 (+1)	2,087 (-4%)	0mo	$110,000	$53	61
3382 N 23rd St #3384	0.69mi	4/2.0	2,266 (+5%)	0mo	$152,435	$67	60
2873 N 34th St #2875	0.57mi	4/2.0	1,888 (-13%)	1mo	$108,500	$57	51
3381 N 21st St #3383	0.73mi	4/2.0	2,364 (+9%)	2mo	$71,000	$30	50
2631 N 33rd St #2633	0.61mi	4/2.0	2,470 (+14%)	1mo	$72,500	$29	47
2760 N 35th St Unit 2760A	0.63mi	5/2.0 (+1)	1,897 (-12%)	2mo	$107,500	$57	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 40.0%
• Equity multiple: 4.14×
• Total profit: $145,149
• Equity at exit: $148,645

10-year hold

• IRR: 36.3%
• Equity multiple: 10.12×
• Total profit: $421,250
• Equity at exit: $320,559

Cash invested: $46,200 (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 53206

• Rents YoY: 8.3%
• Active inventory: 160
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$865
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $689

Break-even live

Break-even rent $1,296

Max offer price $165,000

Occupancy floor 63%

Sensitivity live

Price	-10% $782	-5% $735	+0% $689	+5% $642	+10% $595
Rent	-10% $517	-5% $603	+0% $689	+5% $774	+10% $860
Rate	-1.0pp $772	-0.5pp $731	base $689	+0.5pp $646	+1.0pp $602

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,168
Total (2 units)			$2,168

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2308 W Clarke St Milwaukee, WI	4.0	2.0	1545	$1,750	$1.13	25d	1	0.37mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	18d	1	0.41mi
2432 N 28th St Milwaukee, WI	5.0	1.5	1876	$1,600	$0.85	45d	1	0.57mi
2704 W Concordia Ave Unit Na Milwaukee, WI	5.0	2.0	1856	$2,500	$1.35	25d	1	0.59mi
2119 W Brown St Milwaukee, WI	3.0	1.0	1754	$995	$0.57	4d	1	1.07mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	25d	1	1.11mi
2713 N 44th St Milwaukee, WI	3.0	1.0	1450	$1,350	$0.93	45d	1	1.23mi
1639 N 33rd St Milwaukee, WI	3.0	1.0	1424	$950	$0.67	25d	1	1.39mi
2116 W Atkinson Ave Unit A Milwaukee, WI	4.0	1.0	1707	$2,000	$1.17	3d	1	1.47mi

Listing history 29 events

1. 2026-06-21
   days on market $165,000 Active 59 DOM
2. 2026-06-18
   days on market $165,000 Active 56 DOM
3. 2026-06-17
   days on market $165,000 Active 55 DOM
4. 2026-06-16
   days on market $165,000 Active 54 DOM
5. 2026-06-15
   days on market $165,000 Active 53 DOM
6. 2026-06-13
   days on market $165,000 Active 51 DOM
7. 2026-06-13
   days on market $165,000 Active 50 DOM
8. 2026-06-09
   days on market $165,000 Active 47 DOM
9. 2026-06-08
   days on market $165,000 Active 46 DOM
10. 2026-06-07
    days on market $165,000 Active 45 DOM
11. 2026-06-05
    days on market $165,000 Active 42 DOM
12. 2026-06-03
    days on market $165,000 Active 41 DOM
13. 2026-06-02
    days on market $165,000 Active 40 DOM
14. 2026-06-01
    days on market $165,000 Active 39 DOM
15. 2026-05-31
    days on market $165,000 Active 38 DOM
16. 2026-05-02
    listed $900
17. 2026-04-17
    listed $165,000 Active 757-char remark
18. 2025-10-26
    historical $900
19. 2025-08-04
    listed $900
20. 2023-02-02
    soldstatus $83,500
21. 2023-01-30
    soldstatus $83,500 Sold 382-char remark

    Show marketing remark (382 chars)

    Attention all Investors, great investment opportunity to own the spacious 2/2 duplex. This Property is being sold AS IS condition. Fresh paint throughout with updated roof and windows for lower unit in 2014, Central air installed for lower unit 2014 and new water heaters 2022. Brand new siding installed in 2014 as well. Room sizes have been estimated. Schedule your showing today!

22. 2023-01-10
    status Pending 382-char remark

    Show marketing remark (382 chars)

    Attention all Investors, great investment opportunity to own the spacious 2/2 duplex. This Property is being sold AS IS condition. Fresh paint throughout with updated roof and windows for lower unit in 2014, Central air installed for lower unit 2014 and new water heaters 2022. Brand new siding installed in 2014 as well. Room sizes have been estimated. Schedule your showing today!

23. 2022-12-10
    historical Contingent 382-char remark

    Show marketing remark (382 chars)

    Attention all Investors, great investment opportunity to own the spacious 2/2 duplex. This Property is being sold AS IS condition. Fresh paint throughout with updated roof and windows for lower unit in 2014, Central air installed for lower unit 2014 and new water heaters 2022. Brand new siding installed in 2014 as well. Room sizes have been estimated. Schedule your showing today!

24. 2022-12-02
    price $85,500 382-char remark

    Show marketing remark (382 chars)

    Attention all Investors, great investment opportunity to own the spacious 2/2 duplex. This Property is being sold AS IS condition. Fresh paint throughout with updated roof and windows for lower unit in 2014, Central air installed for lower unit 2014 and new water heaters 2022. Brand new siding installed in 2014 as well. Room sizes have been estimated. Schedule your showing today!

25. 2022-10-07
    historical

    Show marketing remark (323 chars)

    Attention all Investors, great investment opportunity to own the spacious 2/2 duplex. This Property is being sold AS IS condition. New roof and windows for lower unit in 2014, Central air installed for lower unit 2014. Brand new siding installed in 2014 as well. Room sizes have been estimated. Schedule your showing today!

26. 2022-06-28
    price $90,000

    Show marketing remark (323 chars)

    Attention all Investors, great investment opportunity to own the spacious 2/2 duplex. This Property is being sold AS IS condition. New roof and windows for lower unit in 2014, Central air installed for lower unit 2014. Brand new siding installed in 2014 as well. Room sizes have been estimated. Schedule your showing today!

27. 2022-05-22
    price $94,500

    Show marketing remark (323 chars)

    Attention all Investors, great investment opportunity to own the spacious 2/2 duplex. This Property is being sold AS IS condition. New roof and windows for lower unit in 2014, Central air installed for lower unit 2014. Brand new siding installed in 2014 as well. Room sizes have been estimated. Schedule your showing today!

28. 2022-05-01
    listed $89,900 Active 382-char remark

    Show marketing remark (323 chars)

    Attention all Investors, great investment opportunity to own the spacious 2/2 duplex. This Property is being sold AS IS condition. New roof and windows for lower unit in 2014, Central air installed for lower unit 2014. Brand new siding installed in 2014 as well. Room sizes have been estimated. Schedule your showing today!

29. 2022-05-01
    listed $95,000 Active

    Show marketing remark (323 chars)

    Attention all Investors, great investment opportunity to own the spacious 2/2 duplex. This Property is being sold AS IS condition. New roof and windows for lower unit in 2014, Central air installed for lower unit 2014. Brand new siding installed in 2014 as well. Room sizes have been estimated. Schedule your showing today!

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $2,066 · $172/mo
• Expected delta: +$987/yr (+$82/mo · 91.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $26,016
• − Mortgage interest: −$9,243
• − Property taxes: −$1,079
• − Insurance: −$825
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$4,800
• Taxable income: $5,907
• Est. tax owed @ 24.0%: −$1,418
• After-tax cash flow: $6,847/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): 19,887
• Household income: $29,336
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 2061.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 3% White 3% Hispanic / Latino 3%
• Common ancestry: Norwegian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 133.03%
• Current HPI: 397.7151
• Rent YoY: ▲ 8.28%
• 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

+83.5% since first listed

11 events — show timeline

• 2026-04-17 Listed $165,000 METROMLS
• 2023-02-02 Sold (Public Records) $83,500 Public Records
• 2023-01-30 Sold (MLS) $83,500 METROMLS
• 2023-01-10 Pending — METROMLS
• 2022-12-10 Contingent — METROMLS
• 2022-12-02 Price Changed $85,500 METROMLS
• 2022-10-07 Listing Removed — METROMLS
• 2022-06-28 Price Changed $90,000 METROMLS
• 2022-05-22 Price Changed $94,500 METROMLS
• 2022-05-01 Listed $95,000 METROMLS
• 2022-05-01 Listed $89,900 METROMLS

Property tax history

+4.1%/yr

Latest (2024): $1,079 · +76.2% YoY. Source: county tax records.