4465 N 64th St · Milwaukee, WI 53218

$139,900

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 30 Days on market

Built 1949 5,227 sqft lot Est $126k · 11% over

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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 +13.4/30.0
• 1% rule +4.2/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 bedroom home located in a convenient Milwaukee neighborhood! This well-maintained property offers comfortable single-level living with a spacious layout, bright living area, functional kitchen, attached garage, and a full basement offering additional storage potential. Situated on a nicely sized lot near schools, parks, shopping, dining, and major roadways.

Key facts

• Functional kitchen
• Near schools
• Bright living area

Tags

• SINGLE-LEVEL LIVING
• BRIGHT LIVING AREA
• FUNCTIONAL KITCHEN
• FULL BASEMENT
• NICELY SIZED LOT
• NEAR SCHOOLS

Property features AI

Finance

• HOA & community: No yearly HOA fee reported

Exterior

• Parking: Attached 1-car garage with opener
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; One-story design; Brick and brick/stone exterior with aluminum trim and vinyl accents
• Construction: Built (public record/assessor); Full basement (block foundation)
• Exterior features: Patio; Sidewalks

Interior

• Kitchen: Range; Refrigerator; Kitchen on main level, about 14 x 11
• Bedrooms: Main-level master bedroom, about 12 x 10; Main-level second bedroom, about 12 x 10
• Bathrooms: One full bathroom with tub and shower over tub
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas fuel
• Interior features: Cable/Satellite available; High-speed internet
• Laundry & utility: Full basement with block construction and sump pump

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $4 ($43/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (7.9% below list).
• Recommended offer: $129k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Milwaukee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $967 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 30 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,873 (7.9% below list)

Questions for the listing agent

1. Built in 1949 — 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. 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?
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 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: 0.92% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $126,412
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4407 N 62nd St	0.14mi	2/1.0	842 (-5%)	6mo	$67,500	$80	80
4437 N 65th St	0.08mi	2/2.0	828 (-6%)	4mo	$64,900	$78	78
4448 N 63rd St	0.09mi	3/1.0 (+1)	942 (+7%)	4mo	$135,000	$143	76
4656 N 66 St	0.25mi	2/1.5	936 (+6%)	1mo	$190,000	$203	76
4103 N 62nd St	0.48mi	3/1.0 (+1)	952 (+8%)	1mo	$140,000	$147	59
4160 N 69th St	0.48mi	3/1.0 (+1)	974 (+10%)	0mo	$195,000	$200	55
4906 N 58th St	0.67mi	3/1.0 (+1)	940 (+6%)	1mo	$100,000	$106	52
4485 N 56th St	0.45mi	2/1.0	767 (-13%)	7mo	$105,000	$137	51
4556 N 71st St	0.43mi	3/1.0 (+1)	996 (+13%)	5mo	$191,000	$192	49
5359 W Leon Ter	0.65mi	3/1.0 (+1)	800 (-10%)	1mo	$120,000	$150	48
4881 N 58th St	0.64mi	3/1.5 (+1)	958 (+8%)	2mo	$135,500	$141	47
4946 N 64th St	0.66mi	3/1.0 (+1)	972 (+10%)	6mo	$103,000	$106	43

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-19,356
• Equity at exit: $20,860

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,302
• Equity at exit: $12,096

Cash invested: $39,172 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$734
• Tax from tax record: −$223 /mo · $2,671/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $4

Break-even live

Break-even rent $1,284

Max offer price $139,900

Occupancy floor 95%

Sensitivity live

Price	-10% $83	-5% $43	+0% $4	+5% $-36	+10% $-76
Rent	-10% $-98	-5% $-47	+0% $4	+5% $54	+10% $105
Rate	-1.0pp $74	-0.5pp $39	base $4	+0.5pp $-33	+1.0pp $-70

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.43mi
4153 N 68th St Milwaukee, WI	3.0	1.0	1025	$1,700	$1.66	44d	1	0.50mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	44d	1	0.71mi
4060 N 73rd St Apt 2 Milwaukee, WI	1.0	1.0	650	$850	$1.31	18d	1	0.76mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	44d	1	0.81mi
7701 W Hampton Ave Unit 6 Milwaukee, WI	2.0	1.0	816	$1,250	$1.53	44d	1	0.92mi
7348 W Medford Ave Unit 7348A Milwaukee, WI	2.0	1.0	1095	$950	$0.87	24d	1	1.00mi
6960 W Appleton Ave Apt 4 Milwaukee, WI	2.0	1.0	750	$1,100	$1.47	44d	1	1.08mi
8043 W Appleton Ave Milwaukee, WI	2.0	1.0	900	$1,200	$1.33	15d	1	1.09mi
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	2d	1	1.10mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	44d	1	1.11mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	24d	1	1.16mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	44d	1	1.19mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	44d	1	1.25mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	44d	1	1.28mi
4278 N 84th St Unit 1 Milwaukee, WI	2.0	1.0	750	$995	$1.33	24d	1	1.29mi
5137 W Keefe Ave Unit 5137 Milwaukee, WI	2.0	1.0	1000	$1,550	$1.55	4d	1	1.33mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	24d	1	1.37mi
4141 N 84th St Unit 4141 Milwaukee, WI	2.0	1.0	950	$1,300	$1.37	44d	1	1.38mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	18d	1	1.43mi
4052 N 85th St Milwaukee, WI	3.0	1.0	1113	$1,500	$1.35	5d	1	1.45mi
7632 W Leon Ter Unit C Milwaukee, WI	2.0	1.5	1000	$1,200	$1.20	24d	1	1.45mi
5530 N 76th St Apt 8 Milwaukee, WI	1.0	1.0	900	$995	$1.11	44d	1	1.48mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	13d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $139,900 Active 30 DOM
2. 2026-06-18
   days on market $139,900 Active 27 DOM
3. 2026-06-17
   days on market $139,900 Active 26 DOM
4. 2026-06-16
   days on market $139,900 Active 25 DOM
5. 2026-06-15
   days on market $139,900 Active 24 DOM
6. 2026-06-13
   days on market $139,900 Active 22 DOM
7. 2026-06-13
   days on market $139,900 Active 21 DOM
8. 2026-06-09
   days on market $139,900 Active 18 DOM
9. 2026-06-08
   days on market $139,900 Active 17 DOM
10. 2026-06-07
    days on market $139,900 Active 16 DOM
11. 2026-06-05
    days on market $139,900 Active 13 DOM
12. 2026-06-03
    days on market $139,900 Active 12 DOM
13. 2026-06-02
    days on market $139,900 Active 11 DOM
14. 2026-06-01
    days on market $139,900 Active 10 DOM
15. 2026-05-31
    days on market $139,900 Active 9 DOM
16. 2026-05-22
    listed $139,900 Active
17. 2024-08-27
    soldstatus $1,161,800
18. 2021-08-02
    soldstatus $65,000
19. 1994-01-01
    soldstatus $44,500
20. 1990-08-01
    soldstatus $44,900

ⓘ 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: $2,671 · $223/mo
• Projected year-2 tax: $2,671 · $223/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: $15,465
• − Mortgage interest: −$7,837
• − Property taxes: −$2,671
• − Insurance: −$700
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$4,070
• Taxable loss: −$2,286
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $592/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

+211.6% since first listed

5 events — show timeline

• 2026-05-22 Listed $139,900 METROMLS
• 2024-08-27 Sold (Public Records) $1,161,800 Public Records
• 2021-08-02 Sold (Public Records) $65,000 Public Records
• 1994-01-01 Sold (Public Records) $44,500 Public Records
• 1990-08-01 Sold (Public Records) $44,900 Public Records

Property tax history

+3.2%/yr

Latest (2024): $2,671 · +17.6% YoY. Source: county tax records.