2955 N Holton St #2957 · Milwaukee, WI 53212

$174,900

None bd · None ba · — sqft · MultiFamily · 10 Days on market

Built 1915 5,227 sqft lot

---

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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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

GREAT RIVER WEST INVESTMENT PROPERTY. Hard wood floors. Natural wood work. Tiled updated bath. Updated Kitchen with Pantry. Separate laundry areas and extra storage in basement Easy to generate positive cash flow. Fully occupied. $1290.00 per month. Mother and Daughter tenants. Lower 7th year Upper new. Present leases MTM with 60 days notice and upper till 12-1-2017. Tenants pay utilities. Updated electrical services. Vinyl siding. Two plus concrete parking spaces in back of property. Good location near public transportation, shopping, churches, schools and parks.

Key facts

• Accessible location
• Multi-family duplex
• Full block basement

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY DUPLEX
• ALUMINUM SIDING
• FULL BLOCK BASEMENT
• OFF-STREET PARKING
• ACCESSIBLE LOCATION

Property features AI

Exterior

• Parking: Outdoor parking and other outside parking spaces; Some inside parking available
• Utilities: Municipal water; Municipal sewer
• Home design: Multi-family duplex; 1–2 stories
• Construction: Assessor/public record used for year built
• Exterior features: Vinyl exterior; Lot under 1/2 acre (approximately 0.12 acre); Zoned RT4 Residential

Interior

• Bedrooms: Duplex property with 2 units
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Full block basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive. Per door: $320/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.7% 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: Riverside High (math 8% / reading 22%, grade F, #423 of 483 statewide, top 88%, 1,229 students, 78% FRL) — zoned schools at 78% FRL track the district average.
• Market conditions: Rents rising fast (+5.0%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,341/mo this rent would consume 59% 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 $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 + 5.0% rent growth), your $49k 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.
• 2 sale attempts since 10y 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

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 1915 — 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: 1.34% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2940 N Holton St #2942	0.03mi	4/2.0	2,032	0mo	$195,000	$96	86
3026 N Pierce St	0.18mi	4/2.0	1,684	1mo	$77,000	$46	79
522 E Burleigh St	0.19mi	4/2.0	1,635	1mo	$160,000	$98	78
2816 N Pierce St #2818	0.24mi	6/2.5	2,175	0mo	$315,000	$145	76
3143 N Holton St #3145	0.23mi	7/2.0	2,623	1mo	$286,000	$109	76
3153 N Buffum St	0.26mi	5/2.0	2,598	1mo	$63,200	$24	75
2762 N Fratney St	0.33mi	4/2.5	2,522	1mo	$375,000	$149	72
3205 N 3rd St #3207	0.52mi	6/2.0	2,466	0mo	$194,000	$79	63
3037 N Dr William Finlayson St	0.60mi	6/2.0	1,922	0mo	$109,615	$57	60
3468 N Richards St	0.65mi	5/2.0	1,640	1mo	$230,000	$140	56
3015 N 6th St #3017	0.67mi	6/2.0	2,285	0mo	$218,000	$95	56
2438 N Pierce St	0.67mi	5/3.0	2,032	0mo	$265,000	$130	56

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $17,305
• Equity at exit: $26,078

10-year hold

• IRR: 19.6%
• Equity multiple: 2.80×
• Total profit: $88,296
• Equity at exit: $15,122

Cash invested: $48,972 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $641

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,340
Total (2 units)			$2,341

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 E Locust St Milwaukee, WI	3.0	1.0	3	$1,295	$431.67	23d	1	0.10mi
3029 N Holton St Milwaukee, WI	3.0	1.0	980	$1,200	$1.22	43d	1	0.12mi
3042 N Palmer St #2 Milwaukee, WI	1.0	1.0	573	$825	$1.44	23d	1	0.21mi
3042 N Palmer St #5 Milwaukee, WI	3.0	1.0	1718	$1,050	$0.61	23d	1	0.21mi
218 E Hadley St Milwaukee, WI	2.0	1.0	—	$995	—	14d	1	0.23mi
2808 N Palmer St Unit Lower Milwaukee, WI	2.0	1.0	1200	$875	$0.73	43d	1	0.23mi
2863 N Fratney St Unit 2863 Milwaukee, WI	3.0	1.0	—	$1,425	—	43d	1	0.23mi
2930 N 1st St Milwaukee, WI	2.0	1.0	—	$1,100	—	43d	1	0.24mi
2716A N Buffum St Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	21d	1	0.28mi
3037 N 1st St Milwaukee, WI	2.0	1.0	763	$990	$1.30	43d	1	0.30mi
2934 N Bremen St Milwaukee, WI	2.0	1.0	798	$1,398	$1.75	23d	1	0.30mi
2724 N Palmer St Milwaukee, WI	3.0	1.0	900	$1,300	$1.44	43d	1	0.31mi
2724 N Palmer St Milwaukee, WI	2.0	1.0	—	$1,200	—	23d	1	0.32mi
812 E Burleigh St Unit 1 Milwaukee, WI	2.0	1.0	—	$1,150	—	43d	1	0.32mi
3176 N Booth St Milwaukee, WI	2.0	1.0	—	$1,100	—	43d	1	0.33mi
605 E Auer Ave Milwaukee, WI	2.0	1.0	1200	$1,200	$1.00	10d	1	0.33mi
3211 N Buffum St Milwaukee, WI	2.0	1.0	2	$995	$497.50	43d	1	0.34mi
2772 N Bremen St Milwaukee, WI	2.0	1.0	900	$1,295	$1.44	43d	1	0.36mi
1000 E Locust St Apt 4 Milwaukee, WI	2.0	1.0	—	$995	—	4d	1	0.36mi
2772 N Bremen St #2774 Milwaukee, WI	3.0	1.0	1500	$1,795	$1.20	43d	1	0.36mi
3156 N 1st St Milwaukee, WI	2.0	1.0	900	$895	$0.99	43d	1	0.37mi
2719 N 1st St Milwaukee, WI	2.0	1.0	1300	$1,095	$0.84	14d	1	0.39mi
3228 N Achilles St Unit 3228A Milwaukee, WI	2.0	1.0	713	$895	$1.26	43d	1	0.40mi
3255 N Buffum St Unit 3255 Upper Milwaukee, WI	2.0	1.0	1100	$1,350	$1.23	43d	1	0.41mi
3244 N 1st St Milwaukee, WI	2.0	1.0	—	$1,000	—	23d	1	0.44mi
2761 N Humboldt Blvd Unit First Floor Milwaukee, WI	3.0	1.0	1236	$1,600	$1.29	16d	1	0.45mi
2626 N Fratney St Milwaukee, WI	2.0	1.0	—	$1,300	—	43d	1	0.46mi
2840 N Vel R Phillips Ave Milwaukee, WI	2.0	1.0	—	$1,100	—	16d	1	0.48mi
3248 N 2nd St Unit 2 Milwaukee, WI	2.0	1.0	—	$1,250	—	4d	1	0.49mi
2536 N Richards St Unit 1ST Milwaukee, WI	2.0	1.0	1200	$950	$0.79	43d	1	0.51mi
3352 N Richards St Unit Second floor Milwaukee, WI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.52mi
2636 N Weil St Milwaukee, WI	2.0	1.0	900	$1,100	$1.22	1d	1	0.53mi
2524 N Hubbard St Unit 2524A Upper Milwaukee, WI	1.0	1.0	514	$795	$1.55	43d	1	0.54mi
2507 N Buffum St Milwaukee, WI	3.0	1.0	1300	$1,375	$1.06	19d	1	0.55mi
919 E Clarke St Unit 4 Milwaukee, WI	2.0	1.0	1000	$1,295	$1.29	43d	1	0.55mi
524 E Wright St Milwaukee, WI	3.0	1.0	900	$1,275	$1.42	14d	1	0.55mi
3368 N Booth St #3374 Milwaukee, WI	2.0	1.0	900	$950	$1.06	43d	1	0.56mi
3368 N Booth St #3374 Milwaukee, WI	2.0	1.0	900	$950	$1.06	23d	1	0.56mi
3373 N Richards St Milwaukee, WI	2.0	1.0	950	$1,150	$1.21	23d	1	0.56mi
436 W Burleigh St Unit A Milwaukee, WI	2.0	1.0	—	$1,300	—	12d	1	0.57mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $174,900 Pending 10 DOM
2. 2026-06-09
   days on market $174,900 Active 7 DOM
3. 2026-06-08
   days on market $174,900 Active 6 DOM
4. 2026-06-07
   days on market $174,900 Active 5 DOM
5. 2026-06-05
   remarks 635-char remark
6. 2026-06-05
   listed $174,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $28,092
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$5,088
• Taxable income: $5,214
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $6,437/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

+84.3% since first listed

3 events — show timeline

• 2026-06-02 Listed $174,900 METROMLS
• 2017-04-01 Listing Removed — METROMLS
• 2016-11-07 Listed $94,900 METROMLS