5076 N 20th St · Milwaukee, WI 53209

$145,900

3 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 27 Days on market

Built 1953 6,534 sqft lot Est $182k · 20% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL REHABBED PROPERTY - NEW KITCHEN INCLUDING CABINETS AND APPLIANCES, ALL NEW 6 PANEL DOORS/TRIM/CASING/FLOORING - VINYL PLANK THROUGHOUT. BRAND NEW BATHROOM - INCLUDING TUB - SHEETROCK - FLOORING WINDOW VANITY MIRROR AND LIGHT. THIS IS A BEAUTIFUL BEAUTIFUL HOME RENTED FOR $1200 PER MONTH. LISTED AND PENDING -

Key facts

• Recent updates
• Spacious backyard
• Bright living room

Tags

• DETACHED GARAGE
• SPACIOUS BACKYARD
• BRIGHT LIVING ROOM
• COZY EAT-IN KITCHEN
• RECENT UPDATES
• CONVENIENT NEIGHBORHOOD

Property features AI

Finance

• Other: Includes 1 stove and 1 refrigerator; seller/tenant personal property excluded

Exterior

• Parking: Detached 1-car garage with opener
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family, 1 story; Built (per assessor/public record)
• Construction: Less than 1/2 acre lot (approximately 0.15 acre); Zoned RES
• Exterior features: Aluminum / aluminum-steel exterior; Full block basement

Interior

• Kitchen: Oven; Range; Refrigerator; Kitchen on main level — 12 x 10; Dining area on main level — 10 x 10
• Bedrooms: Master bedroom (Main) — 18 x 11; Bedroom 2 (Main) — 10 x 10; Bedroom 3 (Main) — 10 x 10
• Bathrooms: Full bathroom with ceramic tile and shower over tub
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $144k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+8.6%/yr); 168 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 ($48k/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 $1k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $111k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,711 (1.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.13% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $181,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5062 N 20th St	0.02mi	3/1.0	1,082 (0%)	1mo	$181,300	$168	99
2224 W Rohr Ave	0.30mi	3/1.5	1,082 (0%)	4mo	$239,000	$221	80
2240 W Lawn Ave	0.38mi	3/1.5	1,082 (0%)	3mo	$215,000	$199	78
2709 W Villard Ave	0.55mi	2/1.0 (-1)	1,059 (-2%)	0mo	$143,000	$135	66
4655 N 20th St	0.54mi	4/1.0 (+1)	1,024 (-5%)	1mo	$199,900	$195	60
4946 N 26th St	0.47mi	3/1.0	982 (-9%)	3mo	$164,000	$167	60
5377 N 13th St	0.59mi	2/2.0 (-1)	1,042 (-4%)	1mo	$225,000	$216	57
4858 N 26th St	0.53mi	3/1.5	972 (-10%)	1mo	$120,000	$123	55
2619 W Linwal Ln	0.59mi	2/1.0 (-1)	1,134 (+5%)	6mo	$90,000	$79	55
5525 N Long Island Dr	0.55mi	3/1.0	963 (-11%)	3mo	$140,000	$145	53
4825 N 25th St	0.53mi	3/1.0	936 (-14%)	2mo	$188,000	$201	51
5050 N Teutonia Ave	0.63mi	2/1.5 (-1)	927 (-14%)	6mo	$125,000	$135	35

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,201
• Equity at exit: $21,754

10-year hold

• IRR: 13.4%
• Equity multiple: 2.33×
• Total profit: $54,421
• Equity at exit: $12,615

Cash invested: $40,852 (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 53209

• Rents YoY: 8.6%
• Active inventory: 168
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$765
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$61
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $198

Break-even live

Break-even rent $1,401

Max offer price $145,900

Occupancy floor 83%

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	12d	1	0.84mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	23d	1	1.00mi
500 W Hampton Ave Milwaukee, WI	2.0	1.0	710	$1,165	$1.64	12d	1	1.08mi
5327 N Mohawk Ave Unit 2 Glendale, WI	2.0	1.0	1000	$1,195	$1.20	23d	1	1.12mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	21d	1	1.13mi
5400 N Iroquois Ave Milwaukee, WI	2.0	1.0	1400	$2,200	$1.57	1d	2	1.15mi
5541 N 35th St #5543 Milwaukee, WI	3.0	1.0	1130	$1,195	$1.06	4d	1	1.19mi
4227 N 26th St Milwaukee, WI	2.0	1.0	950	$1,000	$1.05	17d	1	1.25mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	23d	1	1.25mi
5699 N Centerpark Way Glendale, WI	1.0–3.0	1.0–2.0	1186	$2,895	$2.44	1d	7	1.26mi
4848 N Lydell Ave Glendale, WI	2.0	2.0	1097	$1,622	$1.48	4d	2	1.30mi
189-203 E Fairmount Ave Whitefish Bay, WI	2.0	1.0	850	$1,000	$1.18	4d	1	1.31mi
100 E Chateau Pl Whitefish Bay, WI	2.0	1.0–2.0	1175	$1,950	$1.66	1d	1	1.32mi
1633 W Bender Rd Apt 11C Glendale, WI	2.0	2.0	1000	$1,725	$1.73	23d	1	1.34mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	14d	1	1.36mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	17d	1	1.42mi
5884 N 35th St Milwaukee, WI	2.0	1.0	1200	$1,500	$1.25	43d	1	1.43mi
714 W Montclaire Ave Glendale, WI	3.0	2.5	1300	$2,895	$2.23	1d	1	1.43mi
1616 W Bender Rd Apt 220 Glendale, WI	2.0	2.0	1267	$2,250	$1.78	1d	1	1.45mi
1616 W Bender Rd Unit 113 Glendale, WI	2.0	2.0	1267	$2,295	$1.81	1d	1	1.45mi
1616 W Bender Rd #213 Glendale, WI	3.0	2.0	1500	$2,795	$1.86	1d	1	1.46mi
1616 W Bender Rd Glendale, WI	2.0	2.0	1267	$1,775	$1.40	1d	1	1.46mi
1616 W Bender Rd Glendale, WI	2.0	2.0	764	$1,775	$2.32	2d	1	1.46mi
3927-3929 N 17th St Milwaukee, WI	2.0	1.0	900	$1,195	$1.33	43d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $145,900 Active 27 DOM
2. 2026-06-17
   days on market $145,900 Active 26 DOM
3. 2026-06-16
   days on market $145,900 Active 25 DOM
4. 2026-06-15
   days on market $145,900 Active 24 DOM
5. 2026-06-13
   days on market $145,900 Active 22 DOM
6. 2026-06-13
   days on market $145,900 Active 21 DOM
7. 2026-06-09
   days on market $145,900 Active 18 DOM
8. 2026-06-08
   days on market $145,900 Active 17 DOM
9. 2026-06-07
   days on market $145,900 Active 16 DOM
10. 2026-06-05
    days on market $145,900 Active 13 DOM
11. 2026-06-03
    days on market $145,900 Active 12 DOM
12. 2026-06-02
    days on market $145,900 Active 11 DOM
13. 2026-06-01
    days on market $145,900 Active 10 DOM
14. 2026-05-31
    days on market $145,900 Active 9 DOM
15. 2026-05-22
    listed $145,900 Active
16. 2019-06-05
    soldstatus $111,000 Sold 321-char remark

    Show marketing remark (321 chars)

    BEAUTIFUL REHABBED PROPERTY - NEW KITCHEN INCLUDING CABINETS AND APPLIANCES, ALL NEW 6 PANEL DOORS/TRIM/CASING/FLOORING - VINYL PLANK THROUGHOUT. BRAND NEW BATHROOM - INCLUDING TUB - SHEETROCK - FLOORING WINDOW VANITY MIRROR AND LIGHT. THIS IS A BEAUTIFUL BEAUTIFUL HOME RENTED FOR $1200 PER MONTH. LISTED AND PENDING -

17. 2019-04-16
    soldstatus $103,000
18. 2019-03-05
    soldstatus $52,000
19. 2014-10-30
    soldstatus $310,000
20. 2014-07-23
    soldstatus $120,000
21. 2014-06-16
    listed $39,900 15-char remark

    Show marketing remark (15 chars)

    REO ranch home.

22. 2014-06-16
    historical 15-char remark

    Show marketing remark (15 chars)

    REO ranch home.

23. 2014-06-09
    soldstatus $25,000 15-char remark

    Show marketing remark (15 chars)

    REO ranch home.

24. 1986-05-01
    soldstatus $37,000

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $2,703 · $225/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 7/10 Severe FEMA zone X (unshaded) · 98% 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: $19,822
• − Mortgage interest: −$8,173
• − Property taxes: −$2,703
• − Insurance: −$1,396
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$4,244
• Taxable income: $134
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,347/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): 45,170
• Household income: $48,486
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3390.0

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 (66%)
• Race & ethnicity: Black 66% White 22% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -194.98%
• Current HPI: 172.4275
• Rent YoY: ▲ 8.61%
• 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

+294.3% since first listed

10 events — show timeline

• 2026-05-22 Listed $145,900 METROMLS
• 2019-06-05 Sold (MLS) $111,000 METROMLS
• 2019-04-16 Sold (Public Records) $103,000 Public Records
• 2019-03-05 Sold (Public Records) $52,000 Public Records
• 2014-10-30 Sold (Public Records) $310,000 Public Records
• 2014-07-23 Sold (Public Records) $120,000 Public Records
• 2014-06-16 Listing Removed — METROMLS
• 2014-06-16 Listed $39,900 METROMLS
• 2014-06-09 Sold (MLS) $25,000 METROMLS
• 1986-05-01 Sold (Public Records) $37,000 Public Records

Property tax history

+3.8%/yr

Latest (2024): $2,703 · +21.7% YoY. Source: county tax records.