2547 N 56th St Unit 2547A · Milwaukee, WI 53210

$172,900

4 bd · 2.0 ba · 1,752 sqft · MultiFamily · 54 Days on market

Built 1926 Good condition 3,484 sqft lot $99/sqft · 7% below area Est $186k · 7% under ↓ 7% since listing

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Why this score? — see what drove the B- 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 +28.1/30.0
• ARV discount +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Affordable first home or excellent investment opportunity. Almost $22,000 in annual rental income with room to grow! Hardwood floors. Large eat-in kitchens. Formal dining rooms. And a private backyard. Rooms sizes are not verified and are approximate.

Key facts

• Private backyard
• Formal dining rooms
• Hardwood floors

Tags

• HARDWOOD FLOORS
• LARGE EAT-IN KITCHENS
• FORMAL DINING ROOMS
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Property listed as multi-family (2 units)

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; 2 electric meters; 2 gas meters
• Home design: Two-story duplex; Multi-family property
• Construction: Public record for year built (assessor/public record)
• Exterior features: Aluminum/steel, aluminum, vinyl, and wood exterior materials; Lot under 1/2 acre (approximately 0.08 acre); Zoned RS6

Interior

• Kitchen: Unit 2 kitchen located on upper level
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms (master and second bedroom on upper level)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Interior features: Full block basement
• Laundry & utility: Separate electric meters for each unit; Separate gas meters for each unit

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $173k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $168k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+3.8%/yr); 144 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,199/mo this rent would consume 55% of the median local household income ($48k/yr) (locally 1730% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,713 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (median comp): $185,988
• List price: $172,900
• Delta: -7.04%
• 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
2639 N 55th St	0.12mi	4/2.0	1,877 (+7%)	2mo	$120,000	$64	80
2818 N 55th St Unit 2818A	0.35mi	4/2.0	1,825 (+4%)	4mo	$208,000	$114	73
2726 N 56th St Unit 2726A	0.23mi	4/2.0	1,934 (+10%)	3mo	$155,000	$80	70
2969 N 56th St Unit 2969A	0.54mi	4/2.0	1,742 (-1%)	7mo	$137,500	$79	68
2844 N 57th St Unit 2844A	0.38mi	4/2.0	1,867 (+7%)	7mo	$150,000	$80	66
2977 N 61st St	0.62mi	4/2.0	1,710 (-2%)	4mo	$180,000	$105	64
3034 N 60th St #3036	0.65mi	4/2.0	1,632 (-7%)	0mo	$163,000	$100	58
2973 N 58th St #2975	0.56mi	4/2.0	1,878 (+7%)	7mo	$160,000	$85	56
1900 N 55th St Unit 1900A	0.70mi	3/2.0 (-1)	1,802 (+3%)	7mo	$225,000	$125	52
3031 N 60th St	0.65mi	4/2.0	1,990 (+14%)	1mo	$215,000	$108	46
1847 N 56th St	0.70mi	4/2.0	1,939 (+11%)	7mo	$349,900	$180	44
2808 N Sholes Ave Unit 2808A	0.62mi	3/2.0 (-1)	2,000 (+14%)	8mo	$307,250	$154	36

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $8,387
• Equity at exit: $25,780

10-year hold

• IRR: 14.7%
• Equity multiple: 2.23×
• Total profit: $59,547
• Equity at exit: $14,949

Cash invested: $48,412 (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 53210

• Home prices YoY: -21.5%
• Rents YoY: 3.8%
• Active inventory: 144
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,199 high
• Mortgage (P&I): −$907
• Tax est. 1.5%: −$216 /mo · $2,594/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $542

Break-even live

Break-even rent $1,512

Max offer price $172,900

Occupancy floor 70%

Sensitivity live

Price	-10% $662	-5% $602	+0% $542	+5% $483	+10% $423
Rent	-10% $369	-5% $455	+0% $542	+5% $629	+10% $716
Rate	-1.0pp $629	-0.5pp $586	base $542	+0.5pp $498	+1.0pp $452

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,198
Total (2 units)			$2,199

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2438 N 51st St Unit 2 Milwaukee, WI	3.0	1.0	1300	$1,650	$1.27	24d	1	0.31mi
2629 N 50th St Unit Upper Milwaukee, WI	3.0	1.0	1258	$1,375	$1.09	4d	1	0.35mi
2409 N 49th St Milwaukee, WI	3.0	1.0	1335	$1,248	$0.93	44d	1	0.42mi
2137 N 47th St Milwaukee, WI	5.0	2.0	1723	$1,850	$1.07	15d	1	0.71mi
2976 N 49th St Milwaukee, WI	3.0	1.0	1700	$1,300	$0.76	18d	1	0.72mi
2713 N 44th St Milwaukee, WI	3.0	1.0	1450	$1,350	$0.93	44d	1	0.74mi
3155 N 52nd St Milwaukee, WI	3.0	2.0	1300	$1,400	$1.08	44d	1	0.82mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	24d	1	1.14mi
3122 N 42nd St Milwaukee, WI	3.0	1.0	1323	$1,495	$1.13	5d	1	1.16mi
2001 N 38th St #2003 Milwaukee, WI	3.0	1.0	1326	$950	$0.72	3d	1	1.23mi
6100 W State St Wauwatosa, WI	1.0–3.0	1.0–2.0	1160	$3,017	$2.60	2d	20	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $172,900 Active 54 DOM
2. 2026-06-18
   days on market $172,900 Active 51 DOM
3. 2026-06-17
   days on market $172,900 Active 50 DOM
4. 2026-06-16
   days on market $172,900 Active 49 DOM
5. 2026-06-15
   days on market $172,900 Active 48 DOM
6. 2026-06-13
   days on market $172,900 Active 46 DOM
7. 2026-06-13
   days on market $172,900 Active 45 DOM
8. 2026-06-09
   days on market $172,900 Active 42 DOM
9. 2026-06-08
   days on market $172,900 Active 41 DOM
10. 2026-06-07
    days on market $172,900 Active 40 DOM
11. 2026-06-05
    days on market $172,900 Active 37 DOM
12. 2026-06-03
    days on market $172,900 Active 36 DOM
13. 2026-06-02
    days on market $172,900 Active 35 DOM
14. 2026-06-01
    days on market $172,900 Active 34 DOM
15. 2026-05-31
    days on market $172,900 Active 33 DOM
16. 2026-04-28
    listed $178,000 Active 366-char remark
17. 2025-12-22
    historical 251-char remark

    Show marketing remark (251 chars)

    Affordable first home or excellent investment opportunity. Almost $22,000 in annual rental income with room to grow! Hardwood floors. Large eat-in kitchens. Formal dining rooms. And a private backyard. Rooms sizes are not verified and are approximate.

18. 2025-10-10
    listed $186,000 Active 251-char remark

    Show marketing remark (251 chars)

    Affordable first home or excellent investment opportunity. Almost $22,000 in annual rental income with room to grow! Hardwood floors. Large eat-in kitchens. Formal dining rooms. And a private backyard. Rooms sizes are not verified and are approximate.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°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: $26,388
• − Mortgage interest: −$9,685
• − Property taxes: −$2,594
• − Insurance: −$864
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$5,030
• Taxable income: $3,993
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $5,550/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This multi-family home is in good condition with modern amenities and a well-maintained exterior. Potential buyers should consider painting the exterior and updating window treatments to further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Both Upgrade lighting fixtures — Enhances ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Both Upgrade lighting fixtures — Enhances ambiance and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,922
• Household income: $48,217
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1730.0

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 (71%)
• Race & ethnicity: Black 71% White 17% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 2% Portuguese 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 2%

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: ▼ -76.77%
• Current HPI: 280.0133
• Rent YoY: ▲ 3.82%
• 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

-7.0% since first listed

4 events — show timeline

• 2026-05-26 Price Changed $172,900 METROMLS
• 2026-04-28 Listed $178,000 METROMLS
• 2025-12-22 Listing Removed — METROMLS
• 2025-10-10 Listed $186,000 METROMLS