2133 N 27th St · Milwaukee, WI 53208

$80,000

5 bd · 1.0 ba · 1,683 sqft · SingleFamily public records · 24 Days on market

Built 1895 7,405 sqft lot Est $140k · 43% under

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

Listing remarks MLS

This is a package deal and we will prefer cash or hard money lending, All 9 properties that must be purchased altogether. No exceptions. MLS nos. 1935800,1935803, 1935804,1935806, 1935812, 1935813, 1935817,1935822,1935823

Key facts

• 7,405 sq ft lot
• Built 1895
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 fast (+10.8%/yr); 94 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• This rent runs 41% of the median local income ($53k/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 $553 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 2.24% ✓
• Cap rate: 16.10%
• Cash-on-cash: 35.02%
• DSCR: 2.56
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $139,689
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2140 N 27th St	0.03mi	4/2.5 (-1)	1,680 (-0%)	1mo	$157,500	$94	86
2420 N 27th St	0.30mi	4/1.0 (-1)	1,668 (-1%)	7mo	$21,000	$13	73
2463 N 22nd St	0.52mi	5/2.0	1,678 (-0%)	4mo	$55,000	$33	68
2534 N 28th St	0.45mi	5/1.0	1,571 (-7%)	7mo	$70,000	$45	62
2448 N 28th St	0.34mi	4/2.0 (-1)	1,812 (+8%)	2mo	$60,000	$33	60
2518 N 27th St	0.42mi	4/1.0 (-1)	1,582 (-6%)	18mo	$130,000	$82	50
2451 N 26th St	0.35mi	4/2.5 (-1)	1,780 (+6%)	18mo	$160,000	$90	49
1641 N 36th St	0.71mi	6/1.0 (+1)	1,719 (+2%)	12mo	$140,000	$81	48
2724 W Meinecke Ave	0.28mi	4/2.0 (-1)	1,929 (+15%)	9mo	$200,000	$104	46
2009 N 37th St	0.64mi	4/1.5 (-1)	1,909 (+13%)	8mo	$159,000	$83	34
2401 N 37th St	0.68mi	4/1.5 (-1)	1,457 (-13%)	8mo	$133,000	$91	32
2206 N 36th St	0.54mi	4/2.0 (-1)	1,932 (+15%)	12mo	$178,000	$92	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 2.71×
• Total profit: $38,275
• Equity at exit: $11,928

10-year hold

• IRR: 46.6%
• Equity multiple: 6.83×
• Total profit: $130,583
• Equity at exit: $6,917

Cash invested: $22,400 (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 53208

• Home prices YoY: -27.1%
• Rents YoY: 10.8%
• Active inventory: 94
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$420
• Tax from tax record: −$306 /mo · $3,678/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $654

Break-even live

Break-even rent $961

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $915	-5% $676	+0% $654	+5% $631	+10% $608
Rent	-10% $512	-5% $583	+0% $654	+5% $724	+10% $795
Rate	-1.0pp $694	-0.5pp $674	base $654	+0.5pp $633	+1.0pp $612

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2432 N 28th St Milwaukee, WI	5.0	1.5	1876	$1,600	$0.85	45d	1	0.29mi
2308 W Clarke St Milwaukee, WI	4.0	2.0	1545	$1,750	$1.13	25d	1	0.59mi
2478-2480 W Juneau Ave Unit 2478 Milwaukee, WI	4.0	1.0	1375	$1,495	$1.09	25d	1	0.90mi
2137 N 47th St Milwaukee, WI	5.0	2.0	1723	$1,850	$1.07	16d	1	1.25mi
2704 W Concordia Ave Unit Na Milwaukee, WI	5.0	2.0	1856	$2,500	$1.35	25d	1	1.40mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	25d	1	1.47mi

Listing history 30 events

1. 2026-06-21
   days on market $80,000 Active 24 DOM
2. 2026-06-18
   days on market $80,000 Active 21 DOM
3. 2026-06-17
   days on market $80,000 Active 20 DOM
4. 2026-06-16
   days on market $80,000 Active 19 DOM
5. 2026-06-15
   days on market $80,000 Active 18 DOM
6. 2026-06-13
   days on market $80,000 Active 16 DOM
7. 2026-06-13
   days on market $80,000 Active 15 DOM
8. 2026-06-09
   days on market $80,000 Active 12 DOM
9. 2026-06-08
   days on market $80,000 Active 11 DOM
10. 2026-06-07
    days on market $80,000 Active 10 DOM
11. 2026-06-05
    days on market $80,000 Active 7 DOM
12. 2026-06-03
    days on market $80,000 Active 6 DOM
13. 2026-06-02
    days on market $80,000 Active 5 DOM
14. 2026-06-01
    days on market $80,000 Active 4 DOM
15. 2026-05-31
    days on market $80,000 Active 3 DOM
16. 2026-03-30
    status Pending
17. 2026-03-11
    listed $80,000 Active
18. 2025-10-13
    status Pending 221-char remark

    Show marketing remark (221 chars)

    This is a package deal and we will prefer cash or hard money lending, All 9 properties that must be purchased altogether. No exceptions. MLS nos. 1935800,1935803, 1935804,1935806, 1935812, 1935813, 1935817,1935822,1935823

19. 2025-10-13
    historical 221-char remark

    Show marketing remark (221 chars)

    This is a package deal and we will prefer cash or hard money lending, All 9 properties that must be purchased altogether. No exceptions. MLS nos. 1935800,1935803, 1935804,1935806, 1935812, 1935813, 1935817,1935822,1935823

20. 2025-09-18
    listed $65,000 Active 221-char remark

    Show marketing remark (221 chars)

    This is a package deal and we will prefer cash or hard money lending, All 9 properties that must be purchased altogether. No exceptions. MLS nos. 1935800,1935803, 1935804,1935806, 1935812, 1935813, 1935817,1935822,1935823

21. 2025-09-08
    status Pending 159-char remark

    Show marketing remark (159 chars)

    This is a package of properties that must be purchased altogether. No exceptions. MLS 1929833MLS 1929834MLS 1929836MLS 1929838MLS 1929839MLS 1929841MLS 1929843

22. 2025-09-06
    historical 159-char remark

    Show marketing remark (159 chars)

    This is a package of properties that must be purchased altogether. No exceptions. MLS 1929833MLS 1929834MLS 1929836MLS 1929838MLS 1929839MLS 1929841MLS 1929843

23. 2025-08-05
    listed $60,000 Active 159-char remark

    Show marketing remark (159 chars)

    This is a package of properties that must be purchased altogether. No exceptions. MLS 1929833MLS 1929834MLS 1929836MLS 1929838MLS 1929839MLS 1929841MLS 1929843

24. 2024-03-30
    status Pending
25. 2024-03-29
    historical
26. 2024-03-21
    listed $84,900 Active
27. 2023-08-12
    historical
28. 2023-03-11
    listed $104,900 Active
29. 2022-03-02
    soldstatus $713,000
30. 2022-03-02
    soldstatus $713,000

ⓘ 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: $3,678 · $306/mo
• Projected year-2 tax: $3,678 · $306/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 ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,463
• − Mortgage interest: −$4,481
• − Property taxes: −$3,678
• − Insurance: −$400
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$2,327
• Taxable income: $7,143
• Est. tax owed @ 24.0%: −$1,714
• After-tax cash flow: $6,130/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): 27,201
• Household income: $52,690
• Rent vs Own: 60.8% rent · 39.2% own
• Severe rent burden: 1568.0

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 0.69)
• Race & ethnicity: Black 41% White 36% Hispanic / Latino 10% Asian 9% Two or more races 6%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 5% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Philippines
• Languages at home: 84% English-only · Other Asian/Pacific 6% Spanish 6% 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: ▼ -123.92%
• Current HPI: 333.7268
• Rent YoY: ▲ 10.78%
• 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

-88.8% since first listed

15 events — show timeline

• 2026-03-30 Pending — METROMLS
• 2026-03-11 Listed $80,000 METROMLS
• 2025-10-13 Pending — METROMLS
• 2025-10-13 Listing Removed — METROMLS
• 2025-09-18 Listed $65,000 METROMLS
• 2025-09-08 Pending — METROMLS
• 2025-09-06 Listing Removed — METROMLS
• 2025-08-05 Listed $60,000 METROMLS
• 2024-03-30 Pending — METROMLS
• 2024-03-29 Listing Removed — METROMLS
• 2024-03-21 Listed $84,900 METROMLS
• 2023-08-12 Listing Removed — METROMLS
• 2023-03-11 Listed $104,900 METROMLS
• 2022-03-02 Sold (Public Records) $713,000 Public Records
• 2022-03-02 Sold (Public Records) $713,000 Public Records

Property tax history

+8.8%/yr

Latest (2024): $3,678 · -49.1% YoY. Source: county tax records.