4844 N 54th St · Milwaukee, WI 53218

$139,900

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 9 Days on market

Built 1953 6,098 sqft lot Est $149k · 6% under

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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 +14.9/30.0
• ARV discount +10.3/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• 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

Well maintained ranch ready for a new owner! Property has new kitchen cabinets, countertop, flooring, dishwasher and microwave/fan, brand new windows throughout, beautiful hardwood floors, a bonus room through one of the bedrooms, and a spacious basement. Park your car in the one car garage or driveway and enjoy the secluded back yard. Set up your showing today!

Key facts

• New flooring
• Bonus room
• New kitchen cabinets

Tags

• NEW KITCHEN CABINETS
• NEW COUNTERTOP
• NEW FLOORING
• NEW WINDOWS
• HARDWOOD FLOORS
• BONUS ROOM

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family, one-story home; Estimated living area range: 751–1,000 sq. ft.
• Construction: Assessor/public record used for year built
• Exterior features: Aluminum and aluminum/steel siding; Brick and brick/stone elements; Lot under 1/2 acre (about 0.14 acre); Zoned RT2

Interior

• Kitchen: Kitchen on main level; Dishwasher; Microwave (with fan)
• Bedrooms: Main-level primary bedroom, about 11 x 11; Main-level second bedroom, about 11 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Full basement with block construction and a sump pump; Bonus room on main level; Living room on main level
• Laundry & utility: Basement utility space (sump pump present)

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 $42 ($498/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 6.6% 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 (+5.3%/yr); 152 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,792 (7.9% below list)

Questions for the listing agent

1. Built in 1953 — 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: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $149,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4868 N 52nd St	0.13mi	2/1.0	850 (-4%)	2mo	$145,605	$171	85
5003 N 51st Blvd	0.25mi	3/1.0 (+1)	934 (+5%)	1mo	$110,000	$118	74
4906 N 58th St	0.26mi	3/1.0 (+1)	940 (+6%)	1mo	$100,000	$106	72
4752 N 44th St	0.63mi	2/1.0	913 (+3%)	1mo	$160,000	$175	65
4430 W Glendale Ave	0.64mi	3/1.0 (+1)	908 (+2%)	0mo	$180,000	$198	61
5267 N 48th St	0.64mi	3/1.0 (+1)	932 (+5%)	1mo	$183,000	$196	56
4451 N 49th St	0.58mi	3/1.0 (+1)	940 (+6%)	2mo	$199,900	$213	56
5064 N 56th St	0.30mi	3/2.0 (+1)	1,012 (+14%)	2mo	$140,000	$138	52
5243 N 46th St	0.69mi	2/1.0	803 (-10%)	1mo	$135,000	$168	51
4941 N Sherman Blvd	0.67mi	3/1.0 (+1)	973 (+10%)	0mo	$110,000	$113	48
5353 N 56th St	0.65mi	3/3.0 (+1)	832 (-6%)	1mo	$125,000	$150	46
4618 W Congress St	0.71mi	2/1.0	1,008 (+14%)	1mo	$81,500	$81	44

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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-16,964
• Equity at exit: $20,860

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,789
• 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: 152
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$734
• Tax from tax record: −$184 /mo · $2,208/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $42

Break-even live

Break-even rent $1,235

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $121	-5% $81	+0% $42	+5% $2	+10% $-38
Rent	-10% $-60	-5% $-9	+0% $42	+5% $92	+10% $143
Rate	-1.0pp $112	-0.5pp $77	base $42	+0.5pp $5	+1.0pp $-32

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 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	45d	1	0.35mi
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	3d	1	0.38mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	45d	1	0.50mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	45d	1	0.51mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	25d	1	0.57mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	25d	1	0.59mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	18d	1	0.66mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	45d	1	0.66mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	45d	1	0.67mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	45d	1	0.76mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	16d	1	1.02mi
5688 N 56th St Milwaukee, WI	3.0	1.0	850	$1,445	$1.70	14d	1	1.06mi
5657 N 60th St #5659 Milwaukee, WI	3.0	1.0	878	$995	$1.13	18d	1	1.07mi
4572 N 38th St Unit 2 Milwaukee, WI	2.0	1.0	600	$950	$1.58	45d	1	1.07mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	45d	1	1.13mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	18d	1	1.13mi
6221 W Thurston Ave #6223 Milwaukee, WI	3.0	1.0	800	$1,100	$1.38	21d	1	1.13mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	25d	1	1.14mi
5659 N 64th St Unit 5659A Milwaukee, WI	2.0	1.0	1091	$1,300	$1.19	45d	1	1.17mi
6026 W Carmen Ave Milwaukee, WI	2.0	1.0	672	$1,195	$1.78	25d	1	1.22mi
7348 W Medford Ave Unit 7348A Milwaukee, WI	2.0	1.0	1095	$950	$0.87	25d	1	1.25mi
4153 N 68th St Milwaukee, WI	3.0	1.0	1025	$1,700	$1.66	45d	1	1.26mi
5830 N 61st St Milwaukee, WI	3.0	1.0	1024	$1,450	$1.42	45d	1	1.27mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	25d	1	1.32mi
5820 N 65th St #5822 Milwaukee, WI	2.0	1.0	700	$1,245	$1.78	45d	1	1.36mi
5823 N 65th St Unit Upper Milwaukee, WI	2.0	1.0	768	$1,295	$1.69	45d	1	1.37mi
5831 N 65th St Unit 5831 Milwaukee, WI	3.0	1.0	900	$1,195	$1.33	45d	1	1.38mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	25d	1	1.40mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	14d	1	1.40mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	14d	1	1.42mi
3925 N 41st St Unit 2 Milwaukee, WI	1.0	1.0	700	$845	$1.21	25d	1	1.43mi
7701 W Hampton Ave Unit 6 Milwaukee, WI	2.0	1.0	816	$1,250	$1.53	45d	1	1.44mi
5905 N 66th St Unit 66th Lower Milwaukee, WI	3.0	1.0	1000	$1,600	$1.60	18d	1	1.49mi

Listing history 7 events

1. 2026-06-21
   days on market $139,900 Active 9 DOM
2. 2026-06-18
   days on market $139,900 Active 6 DOM
3. 2026-06-17
   days on market $139,900 Active 5 DOM
4. 2026-06-16
   days on market $139,900 Active 4 DOM
5. 2026-06-15
   days on market $139,900 Active 3 DOM
6. 2026-06-13
   remarks 364-char remark
7. 2026-06-13
   listed $139,900 Active 1 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: $2,208 · $184/mo
• Projected year-2 tax: $2,398 · $200/mo
• Expected delta: +$190/yr (+$16/mo · 8.6%)

ⓘ 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 ≥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: $15,455
• − Mortgage interest: −$7,837
• − Property taxes: −$2,208
• − Insurance: −$700
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,070
• Taxable loss: −$1,831
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $938/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

1 event — show timeline

• 2026-06-12 Listed $139,900 METROMLS

Property tax history

+3.4%/yr

Latest (2024): $2,208 · +37.6% YoY. Source: county tax records.