4912 W Medford Ave #4914 · Milwaukee, WI 53216

$130,000

4 bd · 2.0 ba · 2,062 sqft · MultiFamily · 7 Days on market

Built 1931 4,791 sqft lot Est $204k · 36% under

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Why this score? — see what drove the A- 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
• Appreciation +5.7/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

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

Listing remarks MLS

Welcome to your newly renovated oasis in the heart of Milwaukee. This 2/2 duplex is ready for the next owner or investor. Schedule your showing today!

Key facts

• 4,791 sq ft lot
• Parking
• Built 1931

Property features AI

Finance

• Other: Lot size approximately 0.11 acres (less than 1/2 acre)

Exterior

• Parking: 1 parking space
• Utilities: Municipal water; Municipal sewer; Multiple electric meters (1 and 2 electric meters listed); Multiple gas meters (1 and 2 gas meters listed)
• Home design: 2-story duplex; Multi-family property; Zoned residential
• Construction: Assessor/public record for year built
• Exterior features: Brick, stone, vinyl, and wood exterior

Interior

• Kitchen: Appliances included as shown
• Bedrooms: Each unit has 2 bedrooms (Unit 2 master bedroom is on the upper level)
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive. Per door: $492/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 15.4% 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 (+7.0%/yr); 126 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,384/mo this rent would consume 61% of the median local household income ($47k/yr) (locally 2202% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($899 loan paydown + $2k appreciation (1.3% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 7.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

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 1931 — 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: 1.83% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.47%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $204,138
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4518 W Medford Ave #4520	0.32mi	4/2.0	2,032 (-2%)	13mo	$228,000	$112	72
3616 N 55th St #3618	0.44mi	3/2.0 (-1)	1,977 (-4%)	2mo	$185,000	$94	65
3719 N 50th St Unit 3719A	0.18mi	3/2.0 (-1)	1,822 (-12%)	7mo	$175,000	$96	61
3628 N 58th Blvd #3630	0.60mi	4/2.0	1,932 (-6%)	2mo	$192,000	$99	60
3708 N 42nd St	0.49mi	4/2.0	1,957 (-5%)	12mo	$173,367	$89	58
4103 N 40th St	0.64mi	3/2.0 (-1)	2,056 (-0%)	8mo	$165,000	$80	58
4122 W Roosevelt Dr	0.47mi	5/2.0 (+1)	1,964 (-5%)	9mo	$181,621	$92	58
3373 N 47th St #3375	0.45mi	4/2.0	1,840 (-11%)	4mo	$192,000	$104	58
5601 W Philip Pl #5603	0.68mi	3/2.0 (-1)	2,224 (+8%)	0mo	$265,000	$119	50
3282 N 46th St Unit 3282A	0.60mi	4/2.0	2,213 (+7%)	12mo	$247,000	$112	50
4137 N 41st St	0.62mi	3/2.0 (-1)	1,902 (-8%)	9mo	$180,000	$95	46
3434 N 58th St #3436	0.68mi	4/2.0	1,783 (-14%)	5mo	$190,500	$107	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.33% appreciation · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 3.12×
• Total profit: $77,307
• Equity at exit: $46,615

10-year hold

• IRR: 42.8%
• Equity multiple: 7.04×
• Total profit: $219,880
• Equity at exit: $63,714

Cash invested: $36,400 (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 53216

• Home prices YoY: 0.3%
• Rents YoY: 7.0%
• Active inventory: 126
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $985

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,384
Total (2 units)			$2,384

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	23d	1	0.88mi
4079 N 63rd St Milwaukee, WI	3.0	1.0	1600	$1,595	$1.00	19d	1	0.92mi
2976 N 49th St Milwaukee, WI	3.0	1.0	1700	$1,300	$0.76	17d	1	0.95mi
2713 N 44th St Milwaukee, WI	3.0	1.0	1450	$1,350	$0.93	43d	1	1.32mi
2704 W Concordia Ave Unit Na Milwaukee, WI	5.0	2.0	1856	$2,500	$1.35	23d	1	1.44mi
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	4d	1	1.46mi

Listing history 19 events

1. 2026-06-05
   statusdays on market $130,000 Pending 7 DOM
2. 2026-06-03
   days on market $130,000 Active 6 DOM
3. 2026-06-02
   days on market $130,000 Active 5 DOM
4. 2026-06-01
   days on market $130,000 Active 4 DOM
5. 2026-05-31
   days on market $130,000 Active 3 DOM
6. 2026-05-27
   listed $130,000 Active
7. 2024-07-12
   historical 150-char remark

   Show marketing remark (150 chars)

   Welcome to your newly renovated oasis in the heart of Milwaukee. This 2/2 duplex is ready for the next owner or investor. Schedule your showing today!

8. 2024-04-11
   listed $225,000 Active 150-char remark

   Show marketing remark (150 chars)

   Welcome to your newly renovated oasis in the heart of Milwaukee. This 2/2 duplex is ready for the next owner or investor. Schedule your showing today!

9. 2024-03-04
   historical 166-char remark

   Show marketing remark (166 chars)

   Newly updated duplex in one of Milwaukee's Northside's Most Neighboring Pockets. Lower Unit is Tenant Occupied $1100Upper Unit Tenant is in the process of moving out.

10. 2023-12-21
    price $240,000 166-char remark

    Show marketing remark (166 chars)

    Newly updated duplex in one of Milwaukee's Northside's Most Neighboring Pockets. Lower Unit is Tenant Occupied $1100Upper Unit Tenant is in the process of moving out.

11. 2023-12-10
    price $210,000 166-char remark

    Show marketing remark (166 chars)

    Newly updated duplex in one of Milwaukee's Northside's Most Neighboring Pockets. Lower Unit is Tenant Occupied $1100Upper Unit Tenant is in the process of moving out.

12. 2023-11-04
    listed $215,000 Active 166-char remark

    Show marketing remark (166 chars)

    Newly updated duplex in one of Milwaukee's Northside's Most Neighboring Pockets. Lower Unit is Tenant Occupied $1100Upper Unit Tenant is in the process of moving out.

13. 2023-08-22
    historical
14. 2023-04-18
    price $175,000
15. 2023-03-20
    status Active
16. 2023-03-18
    historical
17. 2023-03-17
    listed $185,000 Active
18. 2012-01-21
    historical
19. 2012-01-21
    listed $92,900

ⓘ 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: $28,608
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − Depreciation: −$3,782
• Taxable income: $10,367
• Est. tax owed @ 24.0%: −$2,488
• After-tax cash flow: $9,331/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): 30,345
• Household income: $46,752
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2202.0

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 (81%)
• Race & ethnicity: Black 81% White 9% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 1%
• Foreign-born: 3% · Canada, Philippines, China
• Languages at home: 93% English-only · Spanish 4% 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: ▲ 1.33%
• Current HPI: 381.0954
• Rent YoY: ▲ 7.01%
• 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

+39.9% since first listed

14 events — show timeline

• 2026-05-27 Listed $130,000 METROMLS
• 2024-07-12 Listing Removed — METROMLS
• 2024-04-11 Listed $225,000 METROMLS
• 2024-03-04 Listing Removed — METROMLS
• 2023-12-21 Price Changed $240,000 METROMLS
• 2023-12-10 Price Changed $210,000 METROMLS
• 2023-11-04 Listed $215,000 METROMLS
• 2023-08-22 Listing Removed — METROMLS
• 2023-04-18 Price Changed $175,000 METROMLS
• 2023-03-20 Relisted — METROMLS
• 2023-03-18 Listing Removed — METROMLS
• 2023-03-17 Listed $185,000 METROMLS
• 2012-01-21 Listed $92,900 METROMLS
• 2012-01-21 Listing Removed — METROMLS