5681 N 42nd St · Milwaukee, WI 53209

$110,000

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 12 Days on market

Built 1913 7,840 sqft lot Est $151k · 27% under

---

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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better Than New - Updated 3 Bed/2BA New Custom KitchenCabinets, Appliances, Hard-Wood Flooring, Center Island Natural Woodwork & Charm, Dining Rm w/ Bay Window- 3 Large Bd Full Bath 2nd Floor - Loads of Storeage in Basement -Fenced Deep Lot w/ Patio - 1 Car GarageGreat Family Home - Near School -Many Updates: Roof & Concrete Drive in 2005,New Windows, Kitchen, Microwave & Dishwasher in 2009 - Lower Porch Rebuilt in 2003 - Low Taxes - Quick Occupancy - Great Front Porch for Swing

Key facts

• Well built farm home
• Solid foundation
• Fenced in yard

Tags

• FENCED IN YARD
• SOLID FOUNDATION
• WELL BUILT FARM HOME

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Less than 1/2 acre lot (approximately 0.18 acre); Zoned RS6
• Construction: Assessor/public record used for year built
• Exterior features: Wood exterior; Other exterior materials

Interior

• Kitchen: Kitchen on main level — 16 x 12
• Bedrooms: Master bedroom (Upper) — 14 x 12; Bedroom 2 (Upper) — 13 x 12; Bedroom 3 (Upper) — 11 x 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Radiant / hot water heating; Other heating/cooling features noted
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.6% 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 (+8.6%/yr); 168 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($48k/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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $30k; list at $110k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1913 — 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: 1.35% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $151,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5931 N 42nd St	0.31mi	3/1.5	1,183 (-4%)	0mo	$220,000	$186	77
5730 N 35th St	0.46mi	2/1.0 (-1)	1,216 (-1%)	4mo	$162,000	$133	68
5324 N 49th St	0.64mi	3/1.0	1,269 (+3%)	1mo	$130,000	$102	64
5331 N 37th St	0.54mi	3/1.0	1,306 (+6%)	0mo	$133,000	$102	64
5549 N 33rd St	0.57mi	3/2.5	1,241 (+1%)	3mo	$176,000	$142	64
3207 W Oriole Dr	0.61mi	3/1.0	1,194 (-3%)	4mo	$179,000	$150	63
5866 N 39th St	0.31mi	3/1.0	1,052 (-14%)	1mo	$85,000	$81	60
5342 N 51st Blvd	0.71mi	3/1.0	1,285 (+4%)	3mo	$195,000	$152	57
5936 N 35th St	0.55mi	3/1.0	1,358 (+10%)	1mo	$163,000	$120	56
5515 N 52nd St	0.69mi	4/1.0 (+1)	1,146 (-7%)	2mo	$109,000	$95	50
5378 N 36th St	0.54mi	4/2.0 (+1)	1,345 (+9%)	1mo	$165,000	$123	49
5324 N 34th St	0.68mi	4/1.0 (+1)	1,324 (+8%)	2mo	$75,000	$57	49

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: 11.9%
• Equity multiple: 1.50×
• Total profit: $15,458
• Equity at exit: $16,401

10-year hold

• IRR: 24.6%
• Equity multiple: 3.66×
• Total profit: $82,068
• Equity at exit: $9,511

Cash invested: $30,800 (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 53209

• Rents YoY: 8.6%
• Active inventory: 168
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$577
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $399

Break-even live

Break-even rent $983

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5696 N 42nd St Milwaukee, WI	4.0	1.0	1023	$1,495	$1.46	23d	1	0.04mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	17d	1	0.34mi
5541 N 35th St #5543 Milwaukee, WI	3.0	1.0	1130	$1,195	$1.06	4d	1	0.46mi
5884 N 35th St Milwaukee, WI	2.0	1.0	1200	$1,500	$1.25	43d	1	0.53mi
3931 W Kaul Ave Milwaukee, WI	3.0	1.0	1400	$1,695	$1.21	43d	1	0.56mi
6110 N 39th St Milwaukee, WI	2.0	1.0	703	$1,395	$1.98	4d	1	0.61mi
6148 N 39th St Milwaukee, WI	2.0	1.0	792	$1,175	$1.48	43d	1	0.66mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	23d	1	0.70mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	23d	1	0.70mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	17d	1	0.70mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	23d	1	0.74mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	23d	1	0.75mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	43d	1	0.85mi
5073 N 48th St Milwaukee, WI	4.0	1.0	1152	$1,595	$1.38	14d	1	0.86mi
5688 N 56th St Milwaukee, WI	3.0	1.0	850	$1,445	$1.70	12d	1	0.88mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	12d	1	1.04mi
5657 N 60th St #5659 Milwaukee, WI	3.0	1.0	878	$995	$1.13	17d	1	1.09mi
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	2d	1	1.11mi
5830 N 61st St Milwaukee, WI	3.0	1.0	1024	$1,450	$1.42	43d	1	1.13mi
6046 N 61st St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,345	$1.12	23d	1	1.20mi
6046 N 61st St Unit 2 Milwaukee, WI	3.0	1.0	1250	$1,395	$1.12	43d	1	1.20mi
6221 W Thurston Ave #6223 Milwaukee, WI	3.0	1.0	800	$1,100	$1.38	20d	1	1.21mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	43d	1	1.26mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	43d	1	1.27mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	23d	1	1.28mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	14d	1	1.32mi
5659 N 64th St Unit 5659A Milwaukee, WI	2.0	1.0	1091	$1,300	$1.19	43d	1	1.34mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	23d	1	1.36mi
5820 N 65th St #5822 Milwaukee, WI	2.0	1.0	700	$1,245	$1.78	43d	1	1.38mi
5823 N 65th St Unit Upper Milwaukee, WI	2.0	1.0	768	$1,295	$1.69	43d	1	1.41mi
5831 N 65th St Unit 5831 Milwaukee, WI	3.0	1.0	900	$1,195	$1.33	43d	1	1.41mi
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	4d	1	1.41mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	43d	1	1.45mi
6600 N Sidney Pl Glendale, WI	1.0–2.0	1.0	800	$1,587	$1.98	3d	13	1.46mi
6762 N 52nd St Milwaukee, WI	2.0	2.0	1309	$1,500	$1.15	14d	1	1.48mi
6535 N 58th St Milwaukee, WI	2.0	1.0	962	$1,195	$1.24	17d	1	1.48mi
5905 N 66th St Unit 66th Lower Milwaukee, WI	3.0	1.0	1000	$1,600	$1.60	16d	1	1.48mi

Listing history 9 events

1. 2026-06-17
   status $110,000 Pending 12 DOM
2. 2026-06-16
   days on market $110,000 Active 12 DOM
3. 2026-06-15
   pricedays on market $110,000 Active 11 DOM
4. 2026-06-13
   days on market $115,000 Active 9 DOM
5. 2026-06-13
   days on market $115,000 Active 8 DOM
6. 2026-06-09
   days on market $115,000 Active 5 DOM
7. 2026-06-08
   days on market $115,000 Active 4 DOM
8. 2026-06-07
   remarks 544-char remark
9. 2026-06-07
   listed $115,000 Active 3 DOM

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $1,941 · $162/mo
• Expected delta: +$94/yr (+$8/mo · 5.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $17,853
• − Mortgage interest: −$6,162
• − Property taxes: −$1,848
• − Insurance: −$550
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,200
• Taxable income: $3,237
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $4,007/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): 45,170
• Household income: $48,486
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3390.0

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 (66%)
• Race & ethnicity: Black 66% White 22% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -194.98%
• Current HPI: 172.4275
• Rent YoY: ▲ 8.61%
• 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

+313.7% since first listed

8 events — show timeline

• 2026-06-04 Listed $115,000 METROMLS
• 2018-03-28 Sold (Public Records) $29,600 Public Records
• 2013-02-09 Listing Removed — METROMLS
• 2013-02-09 Listed $89,900 METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $129,900 METROMLS
• 1989-06-01 Sold (Public Records) $27,500 Public Records
• 1984-05-01 Sold (Public Records) $27,800 Public Records

Property tax history

+2.4%/yr

Latest (2024): $1,848 · +19.6% YoY. Source: county tax records.