6929 13th Ave · Kenosha, WI 53143

$272,900

3 bd · 1.0 ba · 1,058 sqft · MultiFamily public records · 19 Days on market

Built 1917 6,098 sqft lot Est $206k · 33% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

2 houses on same lot (front and rear). Good tenants-low rent. Front house has 2 bedrooms on 1st floor and 1 bedroom on 2nd floor. Seller very motivated.

Key facts

• Fully remodeled
• Private driveway
• No rear neighbors

Tags

• FULLY REMODELED
• MOVE IN READY
• SEPARATE HOMES
• PRIVATE DRIVEWAY
• GENEROUS BACKYARD
• NO REAR NEIGHBORS

Property features AI

Exterior

• Parking: Outdoor/inside parking and additional outside parking spaces
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Multi-family property (duplex+); 1–2 stories
• Construction: Information source for year built: Assessor/Public Record
• Exterior features: Vinyl exterior; Lot under 1/2 acre (0.14 acre); Zoned residential

Interior

• Kitchen: 2 stoves; 2 microwaves; 2 refrigerators
• Heating & cooling: Natural gas heating
• Interior features: Full basement; All appliances included in both units

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×2bd/1ba units multifamily listed at $273k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive. Per door: $350/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $273k).
• Recommended offer: $269k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.0% in Kenosha — 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 84/100 on livability (#31 in WI, #680 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• Kenosha School District (suburban): math 26% / reading 31% proficiency, ranked #287 of 342 in WI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Tremper High (math 13% / reading 25%, grade F, #395 of 483 statewide, top 82%, 1,540 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 35 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 259 units permitted in Kenosha County in 2024 (8 in 5+ unit buildings).
• At $3,117/mo this rent would consume 55% of the median local household income ($68k/yr) (locally 813% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $175k; list at $273k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,806 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.14% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $205,912
• List price: $272,900
• Delta: 32.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $366
• Equity at exit: $40,690

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $57,652
• Equity at exit: $23,595

Cash invested: $76,412 (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 53143

• Active inventory: 35
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,117 medium
• Mortgage (P&I): −$1,431
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $701

Break-even live

Break-even rent $2,230

Max offer price $272,900

Occupancy floor 73%

Sensitivity live

Price	-10% $855	-5% $778	+0% $701	+5% $623	+10% $546
Rent	-10% $454	-5% $577	+0% $701	+5% $824	+10% $947
Rate	-1.0pp $838	-0.5pp $770	base $701	+0.5pp $630	+1.0pp $558

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,820
1× unit	2	1	$1,297
Total (2 units)			$3,117

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: $68,225
• Closing costs: $8,187
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6703 16th Ave Kenosha, WI	3.0	1.0	864	$1,675	$1.94	19d	1	0.28mi
6516 5th Ave Apt 3 Kenosha, WI	2.0	1.0	725	$1,110	$1.53	5d	1	0.54mi
1108 61st St Unit 1110 Upper Kenosha, WI	3.0	1.0	869	$1,345	$1.55	7d	1	0.67mi
6018 8th Ave Apt 33 Kenosha, WI	2.0	1.5	975	$1,425	$1.46	7d	1	0.74mi
1917 61st St Unit 1 Kenosha, WI	2.0	1.0	800	$1,250	$1.56	44d	1	0.75mi
1809 60th St Kenosha, WI	3.0	1.0	1100	$1,500	$1.36	44d	1	0.79mi
5945 6th Ave Kenosha, WI	2.0	1.0–2.0	800	$2,575	$3.22	1d	13	0.89mi
5807 20th Ave Unit 2 Kenosha, WI	3.0	1.0	1064	$2,400	$2.26	19d	1	0.92mi
5807 20th Ave Unit 1 Kenosha, WI	2.0	1.0	1064	$2,000	$1.88	19d	1	0.92mi
5900 4th Ave Unit 509 Kenosha, WI	2.0	2.0	1083	$2,035	$1.88	25d	1	0.95mi
5900 4th Ave Unit 212 Kenosha, WI	2.0	2.0	1224	$1,999	$1.63	44d	1	0.95mi
5900 4th Ave Apt 414 Kenosha, WI	2.0	2.0	1160	$2,675	$2.31	13d	1	0.95mi
5900 4th Ave Unit 217 Kenosha, WI	2.0	2.0	1083	$2,195	$2.03	19d	1	0.95mi
5900 4th Ave Unit 512 Kenosha, WI	2.0	2.0	1224	$2,495	$2.04	20d	1	0.95mi
5900 4th Ave Unit 309 Kenosha, WI	2.0	2.0	1083	$1,895	$1.75	20d	1	0.96mi
2614 63rd St #2 Kenosha, WI	2.0	1.0	900	$1,295	$1.44	25d	1	0.98mi
5522 7th Ave Kenosha, WI	2.0	1.0–2.0	858	$2,660	$3.10	3d	60	1.09mi
910 85th St Unit 920-306 Kenosha, WI	2.0	2.0	886	$1,200	$1.35	44d	1	1.18mi
5432 23rd Ave Kenosha, WI	4.0	2.0	1400	$1,695	$1.21	4d	1	1.22mi
716 51st Pl Kenosha, WI	2.0	1.0	900	$1,349	$1.50	21d	1	1.35mi
5103 24th Ave Kenosha, WI	2.0	1.0	980	$1,095	$1.12	5d	1	1.49mi
7733 37th Ave Kenosha, WI	2.0	1.0	1200	$2,000	$1.67	13d	1	1.49mi

Listing history 10 events

1. 2026-06-01
   status $272,900 Pending 19 DOM
2. 2026-05-31
   days on market $272,900 Active 19 DOM
3. 2026-05-12
   listed $279,900 Active 717-char remark
4. 2026-03-03
   soldstatus $175,000
5. 2026-01-30
   listed $190,000 Active
6. 2018-06-29
   soldstatus $80,000 Sold

   Show marketing remark (152 chars)

   2 houses on same lot (front and rear). Good tenants-low rent. Front house has 2 bedrooms on 1st floor and 1 bedroom on 2nd floor. Seller very motivated.

7. 2018-06-29
   soldstatus $80,000

   Show marketing remark (152 chars)

   2 houses on same lot (front and rear). Good tenants-low rent. Front house has 2 bedrooms on 1st floor and 1 bedroom on 2nd floor. Seller very motivated.

8. 2018-05-30
   historical Contingent

   Show marketing remark (152 chars)

   2 houses on same lot (front and rear). Good tenants-low rent. Front house has 2 bedrooms on 1st floor and 1 bedroom on 2nd floor. Seller very motivated.

9. 2017-06-14
   listed $85,000 Active

   Show marketing remark (152 chars)

   2 houses on same lot (front and rear). Good tenants-low rent. Front house has 2 bedrooms on 1st floor and 1 bedroom on 2nd floor. Seller very motivated.

10. 1998-07-01
    soldstatus $10,000

ⓘ 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: $2,605 · $217/mo
• Projected year-2 tax: $3,827 · $319/mo
• Expected delta: +$1,222/yr (+$102/mo · 46.9%)

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,404
• − Mortgage interest: −$15,287
• − Property taxes: −$2,605
• − Insurance: −$1,364
• − Repairs & maintenance: −$2,992
• − Management: −$2,992
• − Depreciation: −$7,939
• Taxable income: $4,224
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $7,392/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: Kenosha School District
• NCES district ID: 5507320
• Math proficiency: 26% ▼ -9.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $52,407
• Composite: 25.17/100
• National rank: #7516
• State rank: #287 of 342 in WI

Livability — Kenosha

• Score: 84/100
• State rank: #31
• US rank: #680

Category grades

Amenities C Commute A+ Cost of living A+ Crime B Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenosha, WI
• County: Kenosha County · 130,343 people
• City population: 85,271
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 20,889
• Household income: $68,343
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 813.0

Population outlook (Kenosha County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 174,923 · +0.5%
• By 2040: 173,895 · -0.1%
• By 2050: 170,102 · -2.3%
• By 2075: 162,952 · -6.4%
• By 2100: 154,781 · -11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 18% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2%
• Common ancestry: Romanian 6% Portuguese 5% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 89% English-only · Spanish 10% Chinese 1%

Political lean MEDSL · Kenosha

• 2024 margin: Lean R (+6.2) · D 46.2% · R 52.5% · Other 1.3%
• 2008→2024 swing: -24.3pp toward R · 2008: 18.1pp · 2024: -6.2pp
• All cycles: 2024: R+6.2 2020: R+3.1 2016: R+0.3 2012: D+12.3 2008: D+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -220.75%
• Current HPI: 229.2067
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-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

+2629.0% since first listed

10 events — show timeline

• 2026-06-01 Pending — METROMLS
• 2026-05-25 Price Changed $272,900 METROMLS
• 2026-05-12 Listed $279,900 METROMLS
• 2026-03-03 Sold (Public Records) $175,000 Public Records
• 2026-01-30 Listed $190,000 METROMLS
• 2018-06-29 Sold (Public Records) $80,000 Public Records
• 2018-06-29 Sold (MLS) $80,000 METROMLS
• 2018-05-30 Contingent — METROMLS
• 2017-06-14 Listed $85,000 METROMLS
• 1998-07-01 Sold (Public Records) $10,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,605 · +5.6% YoY. Source: county tax records.