4965 N 55th St · Milwaukee, WI 53218

$179,900

4 bd · 2.0 ba · 1,633 sqft · MultiFamily public records · 22 Days on market

Built 1922 9,147 sqft lot Est $132k · 36% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• 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

Located in Milwaukee's Hampton Heights neighborhood, this upper-unit residence at 4965 N 55th St offers a well-designed layout with bright and inviting living spaces. The property features a spacious kitchen, generously sized bedrooms, and a functional floor plan suited for comfortable everyday living. Conveniently situated near schools, parks, shopping, and major transportation routes, it provides excellent access to essential amenities while maintaining a quiet residential setting within an established community.

Key facts

• Spacious kitchen
• 9,147 sq ft lot
• Built 1922

Tags

• SPACIOUS KITCHEN
• GENEROUSLY SIZED BEDROOMS
• FUNCTIONAL FLOOR PLAN
• EXCELLENT ACCESS TO AMENITIES
• QUIET RESIDENTIAL SETTING

Property features AI

Finance

• Other: Building contains 2 units; Estimated unit size range: 751–1000 sq ft

Exterior

• Utilities: Municipal water; Municipal sewer; 2 electric meters; 2 gas meters
• Home design: Duplex, 2-story; Multi-family property; Zoning: RT2
• Construction: Lot size about 0.21 acres; Acreage less than 1/2
• Exterior features: Vinyl exterior

Interior

• Kitchen: Unit 2 kitchen located on upper level (approx. 10 x 10)
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms (both upper level; master and second bedroom approx. 10 x 10)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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+, 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.
• Zoned schools: Hampton Elementary (math 5% / reading 5%, grade F, #968 of 1,041 statewide, top 98%, 163 students, 93% FRL); Marshall High (math 5% / reading 5%, grade F, #467 of 483 statewide, top 100%, 798 students, 86% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 153 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,549/mo this rent would consume 67% of the median local household income ($46k/yr) (locally 2421% 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 + 5.3% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $180k implies a 234% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.24%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $132,273
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4715 W Villard Ave	0.56mi	4/2.0	1,529 (-6%)	7mo	$99,000	$65	58
5105 N 46th St #5107	0.58mi	4/2.0	1,536 (-6%)	14mo	$125,000	$81	51
4432 N 55th St Unit 4432A	0.69mi	3/2.0 (-1)	1,833 (+12%)	7mo	$191,000	$104	37
4516 W Eggert Pl #4518	0.65mi	4/2.0	1,872 (+15%)	21mo	$120,000	$64	28

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: 16.2%
• Equity multiple: 1.67×
• Total profit: $33,618
• Equity at exit: $26,824

10-year hold

• IRR: 26.3%
• Equity multiple: 3.54×
• Total profit: $128,098
• Equity at exit: $15,554

Cash invested: $50,372 (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: 153
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$943
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $892

Break-even live

Break-even rent $1,420

Max offer price $179,900

Occupancy floor 60%

Sensitivity live

Price	-10% $994	-5% $943	+0% $892	+5% $841	+10% $790
Rent	-10% $690	-5% $791	+0% $892	+5% $992	+10% $1,093
Rate	-1.0pp $982	-0.5pp $938	base $892	+0.5pp $845	+1.0pp $798

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,548
Total (2 units)			$2,549

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	5d	1	0.17mi
5073 N 48th St Milwaukee, WI	4.0	1.0	1152	$1,595	$1.38	15d	1	0.48mi
5268 N 64th St Milwaukee, WI	5.0	1.0	1672	$1,850	$1.11	12d	1	0.59mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	25d	1	0.75mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	25d	1	0.76mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	45d	1	0.81mi
6813 W Hampton Ave Unit Rear (Unit B) Milwaukee, WI	3.0	2.0	1600	$1,350	$0.84	25d	1	0.81mi
6921 W Herbert Ave Milwaukee, WI	3.0	2.0	1414	$1,620	$1.15	5d	1	0.97mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	45d	1	1.10mi
4079 N 63rd St Milwaukee, WI	3.0	1.0	1600	$1,595	$1.00	21d	1	1.21mi
6046 N 61st St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,345	$1.12	25d	1	1.38mi
6046 N 61st St Unit 2 Milwaukee, WI	3.0	1.0	1250	$1,395	$1.12	45d	1	1.39mi
4623 N 77th St Milwaukee, WI	3.0	1.5	1156	$1,800	$1.56	18d	1	1.41mi
5541 N 35th St #5543 Milwaukee, WI	3.0	1.0	1130	$1,195	$1.06	5d	1	1.47mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	13d	1	1.49mi

Listing history 15 events

1. 2026-06-21
   statusdays on market $179,900 Pending 22 DOM
2. 2026-06-18
   days on market $179,900 Active 20 DOM
3. 2026-06-17
   days on market $179,900 Active 19 DOM
4. 2026-06-16
   days on market $179,900 Active 18 DOM
5. 2026-06-15
   days on market $179,900 Active 17 DOM
6. 2026-06-13
   days on market $179,900 Active 15 DOM
7. 2026-06-13
   days on market $179,900 Active 14 DOM
8. 2026-06-09
   days on market $179,900 Active 11 DOM
9. 2026-06-08
   days on market $179,900 Active 10 DOM
10. 2026-06-07
    days on market $179,900 Active 9 DOM
11. 2026-06-05
    days on market $179,900 Active 6 DOM
12. 2026-06-03
    days on market $179,900 Active 5 DOM
13. 2026-06-02
    days on market $179,900 Active 4 DOM
14. 2026-06-01
    days on market $179,900 Active 3 DOM
15. 2026-05-31
    days on market $179,900 Active 2 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: $1,243 · $104/mo
• Projected year-2 tax: $2,285 · $190/mo
• Expected delta: +$1,043/yr (+$87/mo · 83.9%)

ⓘ 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 ≥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: $30,588
• − Mortgage interest: −$10,077
• − Property taxes: −$1,243
• − Insurance: −$900
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$5,233
• Taxable income: $8,241
• Est. tax owed @ 24.0%: −$1,978
• After-tax cash flow: $8,724/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

+265.7% since first listed

5 events — show timeline

• 2026-05-29 Listed $179,900 METROMLS
• 2019-09-11 Sold (Public Records) $53,932 Public Records
• 2016-07-19 Sold (Public Records) $30,100 Public Records
• 1996-05-03 Sold (Public Records) $49,200 Public Records
• 1996-04-01 Sold (Public Records) $49,200 Public Records

Property tax history

-4.2%/yr

Latest (2024): $1,243 · +29.9% YoY. Source: county tax records.