5324 N 49th St · Milwaukee, WI 53218

$144,500

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 26 Days on market

Built 1949 5,227 sqft lot $114/sqft · 14% below area Est $168k · 14% under

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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 +18.8/30.0
• ARV discount +13.9/15.0
• DSCR +5.9/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 3CR Cape Cod in handy location has a newer roof, garage, nice yard, and many interior updates. The long time rental house is still occupied by long term tenant.

Key facts

• Newer roof
• Interior updates
• 5,227 sq ft lot

Tags

• NEWER ROOF
• INTERIOR UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $144k).
• Recommended offer: $142k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 39% 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 $999 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 26 days — a 2% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 5 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 $37k; list at $144k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $142,332 (1.5% 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. 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: 1.03% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.1

CMA / ARV

• ARV (median comp): $168,245
• List price: $144,500
• Delta: -14.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5324 N 49th St	0.00mi	3/1.0	1,269 (0%)	1mo	$130,000	$102	99
5342 N 51st Blvd	0.12mi	3/1.0	1,285 (+1%)	3mo	$195,000	$152	90
5330 N 54th St	0.31mi	3/1.0	1,127 (-11%)	1mo	$199,900	$177	66
5113 N 55th St	0.49mi	3/2.0	1,336 (+5%)	0mo	$135,000	$101	64
5515 N 52nd St	0.32mi	4/1.0 (+1)	1,146 (-10%)	2mo	$109,000	$95	62
5331 N 37th St	0.73mi	3/1.0	1,306 (+3%)	0mo	$133,000	$102	61
5139 N 57th St	0.58mi	3/1.0	1,128 (-11%)	1mo	$125,000	$111	54
5466 N 57th St	0.53mi	3/1.0	1,108 (-13%)	1mo	$95,100	$86	53
5320 N 60th St	0.62mi	3/1.0	1,392 (+10%)	3mo	$209,000	$150	52
5084 N 60th St	0.69mi	4/2.5 (+1)	1,197 (-6%)	3mo	$145,000	$121	45
4869 N 55th St	0.70mi	3/2.0	1,408 (+11%)	1mo	$215,000	$153	44
5735 W Thurston Ave	0.69mi	3/1.0	1,084 (-15%)	0mo	$170,500	$157	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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-10,544
• Equity at exit: $21,545

10-year hold

• IRR: 5.5%
• Equity multiple: 1.45×
• Total profit: $18,121
• Equity at exit: $12,494

Cash invested: $40,460 (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: $1,494 high
• Mortgage (P&I): −$758
• Tax from tax record: −$216 /mo · $2,591/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $146

Break-even live

Break-even rent $1,309

Max offer price $144,500

Occupancy floor 85%

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5073 N 48th St Milwaukee, WI	4.0	1.0	1152	$1,595	$1.38	14d	1	0.29mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	16d	1	0.31mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	43d	1	0.35mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	23d	1	0.37mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	23d	1	0.38mi
5696 N 42nd St Milwaukee, WI	4.0	1.0	1023	$1,495	$1.46	23d	1	0.70mi
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	4d	1	0.75mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	43d	1	0.76mi
5657 N 60th St #5659 Milwaukee, WI	3.0	1.0	878	$995	$1.13	16d	1	0.79mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	23d	1	0.81mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	43d	1	0.84mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	43d	1	0.86mi
5541 N 35th St #5543 Milwaukee, WI	3.0	1.0	1130	$1,195	$1.06	4d	1	0.93mi
5830 N 61st St Milwaukee, WI	3.0	1.0	1024	$1,450	$1.42	43d	1	0.94mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	23d	1	0.94mi
5659 N 64th St Unit 5659A Milwaukee, WI	2.0	1.0	1091	$1,300	$1.19	43d	1	1.00mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	14d	1	1.06mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	43d	1	1.08mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	12d	1	1.14mi
6046 N 61st St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,345	$1.12	23d	1	1.15mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	43d	1	1.15mi
6046 N 61st St Unit 2 Milwaukee, WI	3.0	1.0	1250	$1,395	$1.12	43d	1	1.15mi
5831 N 65th St Unit 5831 Milwaukee, WI	3.0	1.0	900	$1,195	$1.33	43d	1	1.16mi
5884 N 35th St Milwaukee, WI	2.0	1.0	1200	$1,500	$1.25	43d	1	1.18mi
3931 W Kaul Ave Milwaukee, WI	3.0	1.0	1400	$1,695	$1.21	43d	1	1.19mi
6921 W Herbert Ave Milwaukee, WI	3.0	2.0	1414	$1,620	$1.15	4d	1	1.21mi
5905 N 66th St Unit 66th Lower Milwaukee, WI	3.0	1.0	1000	$1,600	$1.60	16d	1	1.26mi
5956 N 67th St Milwaukee, WI	2.0	1.0	925	$1,250	$1.35	43d	1	1.33mi
5958 N 67th St Milwaukee, WI	2.0	1.0	925	$1,250	$1.35	4d	1	1.33mi
6813 W Hampton Ave Unit Rear (Unit B) Milwaukee, WI	3.0	2.0	1600	$1,350	$0.84	23d	1	1.35mi
5950 N 69th St Unit 1 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	43d	1	1.43mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	43d	1	1.48mi

Listing history 13 events

1. 2026-05-08
   status Pending 166-char remark

   Show marketing remark (166 chars)

   Large 3CR Cape Cod in handy location has a newer roof, garage, nice yard, and many interior updates. The long time rental house is still occupied by long term tenant.

2. 2026-04-12
   listed $144,500 Active 166-char remark

   Show marketing remark (166 chars)

   Large 3CR Cape Cod in handy location has a newer roof, garage, nice yard, and many interior updates. The long time rental house is still occupied by long term tenant.

3. 2025-09-19
   historical $1,999
4. 2025-08-22
   listed $1,999
5. 2023-10-27
   historical $1,999
6. 2023-10-23
   listed $1,999
7. 2013-03-15
   listed $37,000 126-char remark

   Show marketing remark (126 chars)

   Handsome stone Cape Cod. This property is Corporate Owned and being sold in ''as is'' condition. All room sizes are estimated.

8. 2013-03-15
   historical 126-char remark

   Show marketing remark (126 chars)

   Handsome stone Cape Cod. This property is Corporate Owned and being sold in ''as is'' condition. All room sizes are estimated.

9. 2013-02-02
   listed $121,000
10. 2013-02-02
    historical
11. 2011-05-05
    soldstatus $37,000 126-char remark

    Show marketing remark (126 chars)

    Handsome stone Cape Cod. This property is Corporate Owned and being sold in ''as is'' condition. All room sizes are estimated.

12. 2007-02-14
    soldstatus $113,000
13. 2007-01-29
    soldstatus $113,000

ⓘ 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: $2,591 · $216/mo
• Projected year-2 tax: $2,632 · $219/mo
• Expected delta: +$41/yr (+$3/mo · 1.6%)

ⓘ 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: $17,924
• − Mortgage interest: −$8,094
• − Property taxes: −$2,591
• − Insurance: −$722
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$4,204
• Taxable loss: −$555
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $1,887/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

+27.9% since first listed

13 events — show timeline

• 2026-05-08 Pending — METROMLS
• 2026-04-12 Listed $144,500 METROMLS
• 2025-09-19 Rental Removed $1,999 APPFOLIO
• 2025-08-22 Listed for Rent $1,999 APPFOLIO
• 2023-10-27 Rental Removed $1,999 APPFOLIO
• 2023-10-23 Listed for Rent $1,999 APPFOLIO
• 2013-03-15 Listing Removed — METROMLS
• 2013-03-15 Listed $37,000 METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $121,000 METROMLS
• 2011-05-05 Sold (MLS) $37,000 METROMLS
• 2007-02-14 Sold (Public Records) $113,000 Public Records
• 2007-01-29 Sold (MLS) $113,000 METROMLS

Property tax history

+4.6%/yr

Latest (2024): $2,591 · +21.9% YoY. Source: county tax records.