3143 N Holton St #3145 · Milwaukee, WI 53212

$300,000

8 bd · 2.0 ba · 2,623 sqft · MultiFamily · 10 Days on market

Built 1908 4,356 sqft lot

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• 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

Opportunity knocks in the heart of RIVERWEST--one of Milwaukee's most dynamic and in-demand neighborhoods. This move-in ready duplex is perfect for owner-occupants looking to offset their mortgage or investors seeking long-term or short-term rental potential. Spacious units, 7 TOTAL BEDROOMS, feature bright, open living areas, classic architectural details, and stylish updates including refreshed kitchens, bathrooms, and appliances. Fresh finishes throughout create a clean, modern feel while preserving the home's original charm. Rare 3-car garage and private yard add exceptional value and flexibility. Located just minutes from local hotspots, parks, and downtown, this property delivers the ideal blend of lifestyle and investment. Turnkey and ready to perform.

Key facts

• Refreshed kitchens
• 3-car garage
• Private yard

Tags

• MOVE-IN READY DUPLEX
• REFRESHED KITCHENS
• REFRESHED BATHROOMS
• PRIVATE YARD
• 3-CAR GARAGE
• BRIGHT OPEN LIVING AREAS

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive. Per door: $286/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 8.6% 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 (+5.0%/yr); 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $3,349/mo this rent would consume 85% of the median local household income ($47k/yr) (locally 2397% 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 $2k of loan paydown is wiped out by about $9k 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 + 5.0% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $300,000

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 1908 — 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: 1.12% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $139,019
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3143 N Holton St #3145	0.00mi	7/2.0 (-1)	2,623 (0%)	1mo	$286,000	$109	94
3058 N Richards St	0.14mi	8/2.0	2,912 (+11%)	5mo	$155,000	$53	71
3354 N 2nd St #3356	0.43mi	8/2.0	2,496 (-5%)	3mo	$125,000	$50	69

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 · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-5,228
• Equity at exit: $44,731

10-year hold

• IRR: 10.1%
• Equity multiple: 1.86×
• Total profit: $71,986
• Equity at exit: $25,939

Cash invested: $84,000 (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 53212

• Rents YoY: 5.0%
• Active inventory: 129
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,349 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $572

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$3,348
Total (2 units)			$3,349

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 W Keefe Ave Milwaukee, WI	7.0	2.0	2900	$700	$0.24	43d	1	0.88mi

Listing history 22 events

1. 2026-04-27
   status Pending
2. 2026-04-25
   historical Contingent
3. 2026-04-17
   historical 769-char remark

   Show marketing remark (769 chars)

   Opportunity knocks in the heart of RIVERWEST--one of Milwaukee's most dynamic and in-demand neighborhoods. This move-in ready duplex is perfect for owner-occupants looking to offset their mortgage or investors seeking long-term or short-term rental potential. Spacious units, 7 TOTAL BEDROOMS, feature bright, open living areas, classic architectural details, and stylish updates including refreshed kitchens, bathrooms, and appliances. Fresh finishes throughout create a clean, modern feel while preserving the home's original charm. Rare 3-car garage and private yard add exceptional value and flexibility. Located just minutes from local hotspots, parks, and downtown, this property delivers the ideal blend of lifestyle and investment. Turnkey and ready to perform.

4. 2026-04-17
   listed $300,000 Active

   Show marketing remark (769 chars)

   Opportunity knocks in the heart of RIVERWEST--one of Milwaukee's most dynamic and in-demand neighborhoods. This move-in ready duplex is perfect for owner-occupants looking to offset their mortgage or investors seeking long-term or short-term rental potential. Spacious units, 7 TOTAL BEDROOMS, feature bright, open living areas, classic architectural details, and stylish updates including refreshed kitchens, bathrooms, and appliances. Fresh finishes throughout create a clean, modern feel while preserving the home's original charm. Rare 3-car garage and private yard add exceptional value and flexibility. Located just minutes from local hotspots, parks, and downtown, this property delivers the ideal blend of lifestyle and investment. Turnkey and ready to perform.

5. 2026-03-20
   listed $325,000 Active 769-char remark

   Show marketing remark (769 chars)

   Opportunity knocks in the heart of RIVERWEST--one of Milwaukee's most dynamic and in-demand neighborhoods. This move-in ready duplex is perfect for owner-occupants looking to offset their mortgage or investors seeking long-term or short-term rental potential. Spacious units, 7 TOTAL BEDROOMS, feature bright, open living areas, classic architectural details, and stylish updates including refreshed kitchens, bathrooms, and appliances. Fresh finishes throughout create a clean, modern feel while preserving the home's original charm. Rare 3-car garage and private yard add exceptional value and flexibility. Located just minutes from local hotspots, parks, and downtown, this property delivers the ideal blend of lifestyle and investment. Turnkey and ready to perform.

6. 2024-08-05
   historical $1,450
7. 2024-06-26
   listed $1,450
8. 2024-04-29
   soldstatus $275,000 Sold 374-char remark

   Show marketing remark (374 chars)

   RIVERWEST! Get ready to cash-flow with this spacious duplex, offering a 3 bed/1 bath lower unit & 4 bed/1 bath upper unit-- both tastefully remodeled & decorated & offering private in-unit laundry. Currently functioning as a successful AirBnb! Newer windows, plumbing, electrical, roof & mechanicals-- all within the last 6-7 yrs. Bonus 3 car garage!

9. 2024-04-23
   status Pending 374-char remark

   Show marketing remark (374 chars)

   RIVERWEST! Get ready to cash-flow with this spacious duplex, offering a 3 bed/1 bath lower unit & 4 bed/1 bath upper unit-- both tastefully remodeled & decorated & offering private in-unit laundry. Currently functioning as a successful AirBnb! Newer windows, plumbing, electrical, roof & mechanicals-- all within the last 6-7 yrs. Bonus 3 car garage!

10. 2024-03-27
    historical Contingent 374-char remark

    Show marketing remark (374 chars)

    RIVERWEST! Get ready to cash-flow with this spacious duplex, offering a 3 bed/1 bath lower unit & 4 bed/1 bath upper unit-- both tastefully remodeled & decorated & offering private in-unit laundry. Currently functioning as a successful AirBnb! Newer windows, plumbing, electrical, roof & mechanicals-- all within the last 6-7 yrs. Bonus 3 car garage!

11. 2024-03-21
    listed $239,900 Active 374-char remark

    Show marketing remark (374 chars)

    RIVERWEST! Get ready to cash-flow with this spacious duplex, offering a 3 bed/1 bath lower unit & 4 bed/1 bath upper unit-- both tastefully remodeled & decorated & offering private in-unit laundry. Currently functioning as a successful AirBnb! Newer windows, plumbing, electrical, roof & mechanicals-- all within the last 6-7 yrs. Bonus 3 car garage!

12. 2015-03-02
    soldstatus $14,000 Sold
13. 2015-02-07
    status Active
14. 2015-01-31
    historical
15. 2015-01-07
    price $15,900
16. 2015-01-02
    status Active
17. 2015-01-01
    historical
18. 2014-11-18
    price $17,500
19. 2014-10-03
    price $23,000
20. 2014-10-03
    status Active
21. 2014-10-01
    historical
22. 2014-09-05
    listed $26,000 Active

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,188
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,215
• − Management: −$3,215
• − Depreciation: −$8,727
• Taxable income: $2,226
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $6,335/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): 28,938
• Household income: $47,298
• Rent vs Own: 65.6% rent · 34.4% own
• Severe rent burden: 2397.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6%
• Common ancestry: Romanian 4% Portuguese 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -216.73%
• Current HPI: 385.8225
• Rent YoY: ▲ 5.00%
• 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

+1053.8% since first listed

22 events — show timeline

• 2026-04-27 Pending — METROMLS
• 2026-04-25 Contingent — METROMLS
• 2026-04-17 Listing Removed — METROMLS
• 2026-04-17 Listed $300,000 METROMLS
• 2026-03-20 Listed $325,000 METROMLS
• 2024-08-05 Rental Removed $1,450 TURBOTENANT
• 2024-06-26 Listed for Rent $1,450 TURBOTENANT
• 2024-04-29 Sold (MLS) $275,000 METROMLS
• 2024-04-23 Pending — METROMLS
• 2024-03-27 Contingent — METROMLS
• 2024-03-21 Listed $239,900 METROMLS
• 2015-03-02 Sold (MLS) $14,000 METROMLS
• 2015-02-07 Relisted — METROMLS
• 2015-01-31 Listing Removed — METROMLS
• 2015-01-07 Price Changed $15,900 METROMLS
• 2015-01-02 Relisted — METROMLS
• 2015-01-01 Listing Removed — METROMLS
• 2014-11-18 Price Changed $17,500 METROMLS
• 2014-10-03 Price Changed $23,000 METROMLS
• 2014-10-03 Relisted — METROMLS
• 2014-10-01 Listing Removed — METROMLS
• 2014-09-05 Listed $26,000 METROMLS