1607 S 55th St · West Milwaukee, WI 53214

$199,900

3 bd · 1.5 ba · 1,510 sqft · SingleFamily · 2 Days on market

Built 1930 3,484 sqft lot Est $279k · 28% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Rent growth +4.6/5.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Owner has lived in home for 96 YEARS! ONE OWNER!Did not want to leave. This home is a spacious well preserved and cared for. Home in need of updating & repair. Hardwood floors throughout. Enormous LR with open staircase FAUX FP (AI added a flame), large DR with BICC. Large kitchen. There is not a bath on main level. Full bath on upper. Three very spacious bedrooms on upper. Airing porch off of primary is in disrepair and locked. One car garage is usable but rough. New furnace in Dec 2025. Tons of potential for DIY or investor.

Key facts

• Enormous lr
• One car garage
• Large kitchen

Tags

• HARDWOOD FLOORS
• ENORMOUS LR
• LARGE DR
• LARGE KITCHEN
• AIRING PORCH
• ONE CAR GARAGE

Property features AI

Finance

• Other: - Zoned residential

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $17 ($206/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (11.3% below list).
• Recommended offer: $177k (11.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#73 in WI, #1,964 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D-, crime F, employment D-.
• West Allis-West Milwaukee School District (urban): math 17% / reading 26% proficiency, ranked #328 of 342 in WI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.3%/yr); 55 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• This rent runs 35% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,402 (11.3% below list)

Questions for the listing agent

1. Built in 1930 — 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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $279,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1607 S 55th St	0.00mi	3/1.5	1,510 (0%)	0mo	$185,000	$123	100
1717 S 56th St	0.15mi	3/1.0	1,401 (-7%)	2mo	$245,000	$175	78
5529 W Rogers St	0.39mi	3/2.0	1,550 (+3%)	4mo	$287,500	$185	72
1708 S 53rd St	0.19mi	4/2.5 (+1)	1,410 (-7%)	1mo	$355,000	$252	70
1537 S 56th St	0.10mi	4/1.5 (+1)	1,288 (-15%)	7mo	$307,000	$238	60
2051 S 55th St	0.45mi	3/1.0	1,672 (+11%)	0mo	$235,000	$141	59
2101 S 60th St	0.57mi	3/2.0	1,422 (-6%)	5mo	$185,000	$130	58
1136 S 57th St	0.39mi	4/2.0 (+1)	1,379 (-9%)	4mo	$280,001	$203	57
2214 S 60th St	0.71mi	3/1.0	1,564 (+4%)	4mo	$335,000	$214	56
1203 S 49th St	0.48mi	4/1.5 (+1)	1,391 (-8%)	5mo	$252,000	$181	56
1114 S 47th St	0.61mi	4/2.0 (+1)	1,434 (-5%)	2mo	$320,000	$223	54
821 S 57th St	0.66mi	4/1.0 (+1)	1,450 (-4%)	8mo	$250,000	$172	49

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: -10.2%
• Equity multiple: 0.61×
• Total profit: $-21,894
• Equity at exit: $29,806

10-year hold

• IRR: 5.0%
• Equity multiple: 1.45×
• Total profit: $25,132
• Equity at exit: $17,284

Cash invested: $55,972 (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 53214

• Home prices YoY: -28.9%
• Rents YoY: 8.3%
• Active inventory: 55
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$253 /mo · $3,032/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $17

Break-even live

Break-even rent $1,752

Max offer price $199,900

Occupancy floor 94%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 S 63rd St Uppr -6307 West Allis, WI	3.0	1.0	1150	$1,650	$1.43	23d	1	0.55mi
6516 W National Ave Unit 1441-105 West Allis, WI	2.0	2.0	1143	$1,745	$1.53	23d	1	0.60mi
6516 W National Ave Unit 6519-101 West Allis, WI	2.0	2.0	1204	$1,945	$1.62	16d	1	0.60mi
6516 W National Ave Unit 1460-110 West Allis, WI	2.0	1.0	1080	$1,815	$1.68	16d	1	0.60mi
6516 W National Ave Unit 6501-209 West Allis, WI	2.0	2.0	1150	$1,695	$1.47	3d	1	0.60mi
6516 W National Ave Unit 1441-309 West Allis, WI	2.0	2.0	1150	$1,575	$1.37	21d	1	0.60mi
6516 W National Ave Unit 1460-102 West Allis, WI	2.0	2.0	1143	$1,775	$1.55	3d	1	0.60mi
6516 W National Ave Unit 6501-310 West Allis, WI	2.0	2.0	1289	$1,995	$1.55	23d	1	0.60mi
6516 W National Ave Unit 6501-212 West Allis, WI	2.0	2.0	1204	$1,945	$1.62	23d	1	0.60mi
2329 S 51st St Unit 2349 204 Milwaukee, WI	2.0	2.0	1060	$1,395	$1.32	4d	1	0.84mi
2329 S 51st St Unit 2359 202 Milwaukee, WI	2.0	2.0	1100	$1,350	$1.23	43d	1	0.84mi
642 S 66th St Milwaukee, WI	3.0	1.0	1059	$1,770	$1.67	17d	1	1.00mi
638 S 66th St Milwaukee, WI	3.0	1.0	1104	$1,795	$1.63	14d	1	1.00mi
2122 S 77th St Milwaukee, WI	4.0	1.5	1434	$1,895	$1.32	14d	1	1.45mi
2640 S 69th St #2642 Milwaukee, WI	2.0	1.0	1200	$1,549	$1.29	43d	1	1.48mi

Listing history 2 events

1. 2026-05-31
   status $199,900 Pending 2 DOM
2. 2026-05-28
   listed $199,900 Active

ⓘ 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: $3,032 · $253/mo
• Projected year-2 tax: $3,365 · $280/mo
• Expected delta: +$333/yr (+$28/mo · 11.0%)

ⓘ 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 ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,288
• − Mortgage interest: −$11,198
• − Property taxes: −$3,032
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,815
• Taxable loss: −$3,163
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $965/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: West Allis-West Milwaukee School District
• NCES district ID: 5516260
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $45,620
• Composite: 18.71/100
• National rank: #8881
• State rank: #328 of 342 in WI

Livability — West Milwaukee

• Score: 80/100
• State rank: #73
• US rank: #1964

Category grades

Amenities A Commute A+ Cost of living A+ Crime F Employment D- Housing A Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Milwaukee, WI
• County: Milwaukee County · 926,379 people
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 34,480
• Household income: $60,962
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1377.0

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 White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Two or more races 12% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4%
• Common ancestry: Romanian 11% Lithuanian 3% Portuguese 2%
• Foreign-born: 7% · Canada, China, Philippines
• Languages at home: 86% English-only · Spanish 10% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -112.31%
• Current HPI: 276.0476
• Rent YoY: ▲ 8.30%
• 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

1 event — show timeline

• 2026-05-28 Listed $199,900 METROMLS

Property tax history

-3.2%/yr

Latest (2024): $3,032 · +24.7% YoY. Source: county tax records.