2106 N 42nd St #2108 · Milwaukee, WI 53208

$179,000

6 bd · 2.0 ba · 1,538 sqft · MultiFamily · 10 Days on market

Built 1910 3,920 sqft lot $116/sqft · 100% above area

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well-maintained duplex offering strong potential for both owner-occupants and investors. The lower unit features 2 bedrooms, a spacious living room, dining area, and full kitchen. The upper unit offers 4 bedrooms along with a comfortable living room, dining area, and kitchen. Providing ample space and flexibility. Exterior highlights include a fenced backyard for added privacy and a 2.5-car garage. Both units are currently on month-to-month leases, presenting an excellent opportunity to increase rents to align with current market rates. MUST SEE!!! Seller has other duplex for sale MLS# 1958374, 1958409, 1959609, 1959856, 1959611 and will consider a package deal.

Key facts

• Ample space
• Fenced backyard
• 3,920 sq ft lot

Tags

• FENCED BACKYARD
• AMPLE SPACE
• EXCELLENT OPPORTUNITY

Property features AI

Finance

• Other: Includes 2 refrigerators and 2 stoves; tenants' personal property excluded

Exterior

• Parking: Detached 2-car garage (2.5 garage parking spaces total)
• Utilities: Municipal water; Municipal sewer; 2 electric meters; 2 gas meters
• Home design: 2-story duplex (multi-family); Two units in the building
• Construction: Block basement; Year built per assessor/public record
• Exterior features: Vinyl exterior; Lot less than 1/2 acre (approximately 0.09 acre); Zoned RT4

Interior

• Kitchen: Unit 2 kitchen located on upper level; Two refrigerators and two stoves included
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 4 bedrooms (master and other bedrooms on upper level)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Interior features: Full poured concrete block basement
• Laundry & utility: Separate meters for utilities (2 electric meters, 2 gas meters)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 10.0% 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); 92 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,260/mo this rent would consume 51% of the median local household income ($53k/yr) (locally 1568% 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 + 8.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 $153k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $89,312
• List price: $179,000
• Delta: 106.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2162 N 35th St	0.42mi	5/2.0 (-1)	1,750 (+14%)	2mo	$8,500	$5	51
2649 N 45th St	0.70mi	6/2.0	1,400 (-9%)	2mo	$220,000	$157	51
1508 N 39th St #1510	0.54mi	6/2.0	1,425 (-7%)	21mo	$105,000	$74	45
1433 N 34th St #1435	0.75mi	6/2.0	1,754 (+14%)	11mo	$50,500	$29	32

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: 8.6%
• Equity multiple: 1.36×
• Total profit: $17,898
• Equity at exit: $26,689

10-year hold

• IRR: 21.7%
• Equity multiple: 3.30×
• Total profit: $115,057
• Equity at exit: $15,477

Cash invested: $50,120 (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: 92
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $548

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,260
Total (2 units)			$2,260

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2137 N 47th St Milwaukee, WI	5.0	2.0	1723	$1,850	$1.07	14d	1	0.34mi
2432 N 28th St Milwaukee, WI	5.0	1.5	1876	$1,600	$0.85	43d	1	0.96mi

Listing history 25 events

1. 2026-06-18
   days on market $179,000 Active 10 DOM
2. 2026-06-17
   days on market $179,000 Active 9 DOM
3. 2026-06-16
   days on market $179,000 Active 8 DOM
4. 2026-06-15
   days on market $179,000 Active 7 DOM
5. 2026-06-13
   days on market $179,000 Active 5 DOM
6. 2026-06-13
   days on market $179,000 Active 4 DOM
7. 2026-06-08
   pricedays on marketlisting id $179,000 Active 1 DOM
8. 2026-06-03
   days on market $184,000 Active 39 DOM
9. 2026-06-02
   days on market $184,000 Active 38 DOM
10. 2026-06-01
    days on market $184,000 Active 37 DOM
11. 2026-05-31
    days on market $184,000 Active 36 DOM
12. 2026-05-05
    price $184,000 670-char remark

    Show marketing remark (670 chars)

    Well-maintained duplex offering strong potential for both owner-occupants and investors. The lower unit features 2 bedrooms, a spacious living room, dining area, and full kitchen. The upper unit offers 4 bedrooms along with a comfortable living room, dining area, and kitchen. Providing ample space and flexibility. Exterior highlights include a fenced backyard for added privacy and a 2.5-car garage. Both units are currently on month-to-month leases, presenting an excellent opportunity to increase rents to align with current market rates. MUST SEE!!! Seller has other duplex for sale MLS# 1958374, 1958409, 1959609, 1959856, 1959611 and will consider a package deal.

13. 2026-04-25
    listed $189,000 Active 670-char remark

    Show marketing remark (670 chars)

    Well-maintained duplex offering strong potential for both owner-occupants and investors. The lower unit features 2 bedrooms, a spacious living room, dining area, and full kitchen. The upper unit offers 4 bedrooms along with a comfortable living room, dining area, and kitchen. Providing ample space and flexibility. Exterior highlights include a fenced backyard for added privacy and a 2.5-car garage. Both units are currently on month-to-month leases, presenting an excellent opportunity to increase rents to align with current market rates. MUST SEE!!! Seller has other duplex for sale MLS# 1958374, 1958409, 1959609, 1959856, 1959611 and will consider a package deal.

14. 2024-12-13
    soldstatus $153,000 Sold 168-char remark

    Show marketing remark (168 chars)

    Very well maintained 2/4 bedoom duplex with many updates within the last 5 years. The only reason this is on the market is the seller is retiring and leaving the state.

15. 2024-11-19
    status Pending 168-char remark

    Show marketing remark (168 chars)

    Very well maintained 2/4 bedoom duplex with many updates within the last 5 years. The only reason this is on the market is the seller is retiring and leaving the state.

16. 2024-10-31
    historical Contingent 168-char remark

    Show marketing remark (168 chars)

    Very well maintained 2/4 bedoom duplex with many updates within the last 5 years. The only reason this is on the market is the seller is retiring and leaving the state.

17. 2024-10-22
    price $169,900 168-char remark

    Show marketing remark (168 chars)

    Very well maintained 2/4 bedoom duplex with many updates within the last 5 years. The only reason this is on the market is the seller is retiring and leaving the state.

18. 2024-10-04
    price $179,900 168-char remark

    Show marketing remark (168 chars)

    Very well maintained 2/4 bedoom duplex with many updates within the last 5 years. The only reason this is on the market is the seller is retiring and leaving the state.

19. 2024-09-12
    listed $189,900 Active 168-char remark

    Show marketing remark (168 chars)

    Very well maintained 2/4 bedoom duplex with many updates within the last 5 years. The only reason this is on the market is the seller is retiring and leaving the state.

20. 2012-02-25
    historical
21. 2012-02-25
    listed $110,000
22. 2009-04-04
    historical
23. 2009-04-04
    listed $30,900
24. 2009-04-03
    soldstatus $30,900
25. 2005-10-26
    soldstatus $76,300

ⓘ 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 ≥98°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: $27,120
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$5,207
• Taxable income: $3,967
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $5,628/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

+134.6% since first listed

16 events — show timeline

• 2026-06-08 Listed $179,000 METROMLS
• 2026-06-04 Listing Removed — METROMLS
• 2026-05-05 Price Changed $184,000 METROMLS
• 2026-04-25 Listed $189,000 METROMLS
• 2024-12-13 Sold (MLS) $153,000 METROMLS
• 2024-11-19 Pending — METROMLS
• 2024-10-31 Contingent — METROMLS
• 2024-10-22 Price Changed $169,900 METROMLS
• 2024-10-04 Price Changed $179,900 METROMLS
• 2024-09-12 Listed $189,900 METROMLS
• 2012-02-25 Listing Removed — METROMLS
• 2012-02-25 Listed $110,000 METROMLS
• 2009-04-04 Listed $30,900 METROMLS
• 2009-04-04 Listing Removed — METROMLS
• 2009-04-03 Sold (MLS) $30,900 METROMLS
• 2005-10-26 Sold (MLS) $76,300 METROMLS