4033 N 93rd St · Wauwatosa, WI 53222

$239,000

6 bd · 1.0 ba · 792 sqft · SingleFamily public records · 2 Days on market

Built 1940 4,791 sqft lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Expect to be impressed by this meticulously maintained 2-bedroom residence located in Tosa Heights. The tidy interior features 2 bedrooms, a large kitchen and a spacious living area with abundant natural light. Below, the basement offers a clean slate for your recreation room, home gym, or future expansion. Every detail has been lovingly cared for, ensuring a truly move-in-ready experience for its next owner.

Key facts

• Move-in-ready
• Spacious living area
• Large kitchen

Tags

• METICULOUSLY MAINTAINED
• LARGE KITCHEN
• SPACIOUS LIVING AREA
• ABUNDANT NATURAL LIGHT
• MOVE-IN-READY

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas for heating
• Home design: Single-family 2-story home; Property zoned residential; Lot under 1/2 acre
• Construction: Aluminum/steel exterior construction
• Exterior features: Aluminum/steel exterior

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range; Refrigerator; Kitchen cabinet
• Bedrooms: Primary bedroom 12 x 7 (upper level); Second bedroom 10 x 8 (main level)
• Flooring: Wood floors
• Bathrooms: One full bathroom with tub only
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Expandable attic; Wood floors; Full basement with sump pump
• Laundry & utility: Washer; Dryer; Large cabinet in basement

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-30 ($-358/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (21.1% below list).
• Recommended offer: $189k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.5% in Wauwatosa — 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 87/100 on livability (#19 in WI, #257 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Wauwatosa School District (suburban): math 45% / reading 52% proficiency, ranked #55 of 342 in WI (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 65 active listings in the ZIP; solid renter incomes; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $239k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,511 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-40,968
• Equity at exit: $35,636

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-39,501
• Equity at exit: $20,664

Cash invested: $66,920 (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 53222

• Rents YoY: 2.9%
• Active inventory: 65
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-30

Break-even live

Break-even rent $1,923

Max offer price $233,724

Occupancy floor 97%

Sensitivity live

Price	-10% $105	-5% $38	+0% $-30	+5% $-98	+10% $-165
Rent	-10% $-179	-5% $-104	+0% $-30	+5% $45	+10% $119
Rate	-1.0pp $90	-0.5pp $31	base $-30	+0.5pp $-92	+1.0pp $-155

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $239,000 Active
3. 1998-10-08
   soldstatus $50,600

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $3,208 · $267/mo
• Expected delta: +$1,214/yr (+$101/mo · 60.9%)

ⓘ 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 ≥101°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: $22,621
• − Mortgage interest: −$13,388
• − Property taxes: −$1,994
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$6,953
• Taxable loss: −$4,528
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $728/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: Wauwatosa School District
• NCES district ID: 5515990
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $69,017
• Composite: 43.34/100
• National rank: #3032
• State rank: #55 of 342 in WI

Livability — Wauwatosa

• Score: 87/100
• State rank: #19
• US rank: #257

Category grades

Amenities C+ Commute A+ Cost of living B+ Crime C+ Employment A+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wauwatosa, WI
• County: Milwaukee County · 926,379 people
• City population: 45,813
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 24,663
• Household income: $76,980
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 867.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Black 33% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 6% Portuguese 3% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -160.15%
• Current HPI: 264.2798
• Rent YoY: ▲ 2.85%
• 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

+372.3% since first listed

3 events — show timeline

• 2026-05-22 Pending — METROMLS
• 2026-05-20 Listed $239,000 METROMLS
• 1998-10-08 Sold (Public Records) $50,600 Public Records

Property tax history

-0.4%/yr

Latest (2024): $1,994 · +8.4% YoY. Source: county tax records.