5015 N 49th St · Milwaukee, WI 53218

$126,000

2 bd · 1.0 ba · 859 sqft · SingleFamily public records · 105 Days on market

Built 1929 6,098 sqft lot $147/sqft · 48% above area Est $115k · 10% over

---

Why this score? — see what drove the D 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 +16.2/30.0
• 1% rule +5.3/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated in the quiet community of Hampton Heights, this 1.5 story cape cod feels like home as you pull up. The living room is warm and inviting and extends into a cozy kitchen with space for a dinette. The attic opens into a secret bedroom/ office area and a finished basement smartly partitioned to keep the mechanicals separate from the living space completes the charm. Of course a large fenced backyard for entertaining and family fun highlights this true gem. Home owners bring your decorating ideas and investors will find this home rent ready to begin earning immediately.

Key facts

• Cozy kitchen
• Finished basement
• 6,098 sq ft lot

Tags

• COZY KITCHEN
• SECRET BEDROOM OFFICE AREA
• FINISHED BASEMENT
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $66 ($792/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $115k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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); 153 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 34% 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 $871 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.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $109k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,660 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.03% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 8.1

CMA / ARV

• ARV (median comp): $114,835
• List price: $126,000
• Delta: 9.72%
• 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
4868 N 52nd St	0.24mi	2/1.0	850 (-1%)	2mo	$145,605	$171	86
5003 N 51st Blvd	0.13mi	3/1.0 (+1)	934 (+9%)	0mo	$110,000	$118	74
5243 N 46th St	0.35mi	2/1.0	803 (-6%)	1mo	$135,000	$168	72
4752 N 44th St	0.48mi	2/1.0	913 (+6%)	1mo	$160,000	$175	67
5267 N 48th St	0.33mi	3/1.0 (+1)	932 (+8%)	1mo	$183,000	$196	65
4430 W Glendale Ave	0.60mi	3/1.0 (+1)	908 (+6%)	0mo	$180,000	$198	58
4941 N Sherman Blvd	0.38mi	3/1.0 (+1)	973 (+13%)	0mo	$110,000	$113	55
5353 N 56th St	0.61mi	3/3.0 (+1)	832 (-3%)	0mo	$125,000	$150	53
4906 N 58th St	0.56mi	3/1.0 (+1)	940 (+9%)	1mo	$100,000	$106	53
4633 N Sherman Blvd	0.61mi	2/1.0	741 (-14%)	1mo	$88,500	$119	48
4224 W Peck Pl	0.63mi	2/1.0	744 (-13%)	2mo	$64,820	$87	47
3908 W Hampton Ave	0.68mi	3/1.0 (+1)	968 (+13%)	1mo	$90,000	$93	41

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: -9.9%
• Equity multiple: 0.63×
• Total profit: $-13,079
• Equity at exit: $18,787

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $7,481
• Equity at exit: $10,894

Cash invested: $35,280 (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: 153
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$661
• Tax from tax record: −$246 /mo · $2,953/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $66

Break-even live

Break-even rent $1,214

Max offer price $126,000

Occupancy floor 90%

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	44d	1	0.15mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	24d	1	0.22mi
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	2d	1	0.23mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	17d	1	0.29mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	44d	1	0.43mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	24d	1	0.49mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	44d	1	0.52mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	44d	1	0.54mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	44d	1	0.75mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	17d	1	0.77mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	15d	1	0.83mi
4572 N 38th St Unit 2 Milwaukee, WI	2.0	1.0	600	$950	$1.58	44d	1	0.91mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	24d	1	0.94mi
5688 N 56th St Milwaukee, WI	3.0	1.0	850	$1,445	$1.70	12d	1	0.95mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	24d	1	0.97mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	44d	1	1.01mi
5657 N 60th St #5659 Milwaukee, WI	3.0	1.0	878	$995	$1.13	17d	1	1.03mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	12d	1	1.08mi
6221 W Thurston Ave #6223 Milwaukee, WI	3.0	1.0	800	$1,100	$1.38	20d	1	1.13mi
6026 W Carmen Ave Milwaukee, WI	2.0	1.0	672	$1,195	$1.78	24d	1	1.16mi
5659 N 64th St Unit 5659A Milwaukee, WI	2.0	1.0	1091	$1,300	$1.19	44d	1	1.20mi
5830 N 61st St Milwaukee, WI	3.0	1.0	1024	$1,450	$1.42	44d	1	1.21mi
5820 N 65th St #5822 Milwaukee, WI	2.0	1.0	700	$1,245	$1.78	44d	1	1.36mi
5823 N 65th St Unit Upper Milwaukee, WI	2.0	1.0	768	$1,295	$1.69	44d	1	1.38mi
5831 N 65th St Unit 5831 Milwaukee, WI	3.0	1.0	900	$1,195	$1.33	44d	1	1.39mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	44d	1	1.45mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	24d	1	1.47mi
3925 N 41st St Unit 2 Milwaukee, WI	1.0	1.0	700	$845	$1.21	24d	1	1.49mi
5905 N 66th St Unit 66th Lower Milwaukee, WI	3.0	1.0	1000	$1,600	$1.60	16d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $126,000 Active 105 DOM
2. 2026-06-17
   days on market $126,000 Active 104 DOM
3. 2026-06-16
   days on market $126,000 Active 103 DOM
4. 2026-06-15
   days on market $126,000 Active 102 DOM
5. 2026-06-13
   days on market $126,000 Active 100 DOM
6. 2026-06-13
   days on market $126,000 Active 99 DOM
7. 2026-06-09
   days on market $126,000 Active 96 DOM
8. 2026-06-08
   days on market $126,000 Active 95 DOM
9. 2026-06-07
   days on market $126,000 Active 94 DOM
10. 2026-06-05
    days on market $126,000 Active 91 DOM
11. 2026-06-03
    days on market $126,000 Active 90 DOM
12. 2026-06-02
    pricedays on market $126,000 Active 89 DOM
13. 2026-06-01
    days on market $128,200 Active 88 DOM
14. 2026-05-31
    days on market $128,200 Active 87 DOM
15. 2026-03-15
    status Active 580-char remark

    Show marketing remark (580 chars)

    Situated in the quiet community of Hampton Heights, this 1.5 story cape cod feels like home as you pull up. The living room is warm and inviting and extends into a cozy kitchen with space for a dinette. The attic opens into a secret bedroom/ office area and a finished basement smartly partitioned to keep the mechanicals separate from the living space completes the charm. Of course a large fenced backyard for entertaining and family fun highlights this true gem. Home owners bring your decorating ideas and investors will find this home rent ready to begin earning immediately.

16. 2026-02-22
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Situated in the quiet community of Hampton Heights, this 1.5 story cape cod feels like home as you pull up. The living room is warm and inviting and extends into a cozy kitchen with space for a dinette. The attic opens into a secret bedroom/ office area and a finished basement smartly partitioned to keep the mechanicals separate from the living space completes the charm. Of course a large fenced backyard for entertaining and family fun highlights this true gem. Home owners bring your decorating ideas and investors will find this home rent ready to begin earning immediately.

17. 2026-02-11
    listed $128,200 Active 580-char remark

    Show marketing remark (580 chars)

    Situated in the quiet community of Hampton Heights, this 1.5 story cape cod feels like home as you pull up. The living room is warm and inviting and extends into a cozy kitchen with space for a dinette. The attic opens into a secret bedroom/ office area and a finished basement smartly partitioned to keep the mechanicals separate from the living space completes the charm. Of course a large fenced backyard for entertaining and family fun highlights this true gem. Home owners bring your decorating ideas and investors will find this home rent ready to begin earning immediately.

18. 2023-11-21
    soldstatus $109,000
19. 2023-11-10
    soldstatus $109,000 Sold 398-char remark

    Show marketing remark (398 chars)

    Absolutely darling home with 2 nice bedrooms on main floor and an amazing finished attic area that could be used as office/play room, many options. Newer windows/furnace/water heater (2019) kitchen was redone, bath, LVP flooring, finished rec room in lower level. This is a very nice income property or potential home for new owner. Currently rented for $1275 per month with lease ending 4/30/2024.

20. 2023-10-17
    historical Contingent 398-char remark

    Show marketing remark (398 chars)

    Absolutely darling home with 2 nice bedrooms on main floor and an amazing finished attic area that could be used as office/play room, many options. Newer windows/furnace/water heater (2019) kitchen was redone, bath, LVP flooring, finished rec room in lower level. This is a very nice income property or potential home for new owner. Currently rented for $1275 per month with lease ending 4/30/2024.

21. 2023-10-11
    listed $119,925 Active 398-char remark

    Show marketing remark (398 chars)

    Absolutely darling home with 2 nice bedrooms on main floor and an amazing finished attic area that could be used as office/play room, many options. Newer windows/furnace/water heater (2019) kitchen was redone, bath, LVP flooring, finished rec room in lower level. This is a very nice income property or potential home for new owner. Currently rented for $1275 per month with lease ending 4/30/2024.

22. 2020-04-17
    soldstatus $102,000
23. 2018-07-30
    soldstatus $63,900 Sold
24. 2018-07-20
    soldstatus $59,900
25. 2018-07-16
    status Pending
26. 2018-05-01
    listed $59,900 Active
27. 2018-04-04
    soldstatus $20,000 Sold
28. 2018-03-10
    historical Contingent
29. 2018-02-27
    listed $29,900 Active
30. 2005-03-07
    soldstatus $40,000
31. 1994-05-01
    soldstatus $35,000
32. 1978-05-01
    soldstatus $25,000

ⓘ 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: $2,953 · $246/mo
• Projected year-2 tax: $2,953 · $246/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,575
• − Mortgage interest: −$7,058
• − Property taxes: −$2,953
• − Insurance: −$630
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$3,665
• Taxable loss: −$1,223
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $1,086/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

+412.8% since first listed

18 events — show timeline

• 2026-03-15 Relisted — METROMLS
• 2026-02-22 Pending — METROMLS
• 2026-02-11 Listed $128,200 METROMLS
• 2023-11-21 Sold (Public Records) $109,000 Public Records
• 2023-11-10 Sold (MLS) $109,000 METROMLS
• 2023-10-17 Contingent — METROMLS
• 2023-10-11 Listed $119,925 METROMLS
• 2020-04-17 Sold (Public Records) $102,000 Public Records
• 2018-07-30 Sold (MLS) $63,900 METROMLS
• 2018-07-20 Sold (Public Records) $59,900 Public Records
• 2018-07-16 Pending — METROMLS
• 2018-05-01 Listed $59,900 METROMLS
• 2018-04-04 Sold (MLS) $20,000 METROMLS
• 2018-03-10 Contingent — METROMLS
• 2018-02-27 Listed $29,900 METROMLS
• 2005-03-07 Sold (Public Records) $40,000 Public Records
• 1994-05-01 Sold (Public Records) $35,000 Public Records
• 1978-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

+3.1%/yr

Latest (2024): $2,953 · +21.6% YoY. Source: county tax records.