3424 N Holton St · Milwaukee, WI 53212

$230,000

4 bd · 2.0 ba · 1,781 sqft · MultiFamily public records · 105 Days on market

Built 1912 3,484 sqft lot $129/sqft · 7% below area Est $247k · 7% under

---

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 +20.0/30.0
• ARV discount +10.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• 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

Riverwest investment opportunity! This beautifully remodeled duplex is ready for its next owner. Each unit features 2 bedrooms and 1 bathroom with comfortable living spaces and thoughtful updates throughout. Whether you're looking to owner occupy and offset your mortgage or add to your rental portfolio, this property is a great opportunity in one of Milwaukee's most vibrant neighborhoods. Both units are currently occupied, providing immediate rental income. The property also offers four parking spaces in the rear, a rare convenience in Riverwest, and is located near local restaurants, coffee shops, parks, and easy access to downtown.

Key facts

• Remodeled duplex
• Four parking spaces
• 3,484 sq ft lot

Tags

• REMODELED DUPLEX
• IMMEDIATE RENTAL INCOME
• FOUR PARKING SPACES
• EASY ACCESS TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive. Per door: $142/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (3.4% below list).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 29 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).
• At $2,221/mo this rent would consume 56% 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 $7k 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

• It's been on market 105 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (median comp): $246,666
• List price: $230,000
• Delta: -6.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3358 N Richards St #3364	0.14mi	4/2.0	1,858 (+4%)	1mo	$95,000	$51	85
600 E Burleigh St	0.41mi	4/2.0	1,787 (+0%)	1mo	$180,000	$101	79
3468 N Richards St	0.14mi	5/2.0 (+1)	1,640 (-8%)	1mo	$230,000	$140	74
3134 N Holton St	0.36mi	4/2.0	1,705 (-4%)	4mo	$140,000	$82	72
3711 N 1st St #3713	0.40mi	4/2.0	1,680 (-6%)	3mo	$160,000	$95	69
3452 N 1st St Unit 3452A	0.29mi	5/2.0 (+1)	1,908 (+7%)	1mo	$130,000	$68	68
522 E Burleigh St	0.40mi	4/2.0	1,635 (-8%)	1mo	$160,000	$98	67
3026 N Pierce St	0.51mi	4/2.0	1,684 (-5%)	1mo	$77,000	$46	66
215 E Chambers St	0.60mi	4/2.0	1,733 (-3%)	4mo	$110,000	$63	64
2940 N Holton St #2942	0.60mi	4/2.0	2,032 (+14%)	0mo	$195,000	$96	48
3037 N 1st St	0.58mi	4/2.0	1,526 (-14%)	3mo	$120,000	$79	46
3351 N 6th St Unit 3351A	0.71mi	4/2.0	1,538 (-14%)	4mo	$93,000	$60	41

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-14,686
• Equity at exit: $34,294

10-year hold

• IRR: 5.8%
• Equity multiple: 1.46×
• Total profit: $29,800
• Equity at exit: $19,886

Cash invested: $64,400 (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 53212

• Rents YoY: 5.0%
• Active inventory: 129
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $284

Break-even live

Break-even rent $1,862

Max offer price $230,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,222
Total (2 units)			$2,221

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 E Townsend St Unit 312 Milwaukee, WI	3.0	1.0	1400	$1,250	$0.89	23d	1	0.11mi
3042 N Palmer St #5 Milwaukee, WI	3.0	1.0	1718	$1,050	$0.61	23d	1	0.53mi
2772 N Bremen St #2774 Milwaukee, WI	3.0	1.0	1500	$1,795	$1.20	43d	1	0.86mi
3377 N Oakland Ave Milwaukee, WI	4.0	2.0	1358	$2,550	$1.88	1d	1	0.86mi
3131 N Bartlett Ave Unit 1 Milwaukee, WI	4.0	1.0	1600	$1,750	$1.09	43d	1	0.88mi
2761 N Humboldt Blvd Unit First Floor Milwaukee, WI	3.0	1.0	1236	$1,600	$1.29	17d	1	0.91mi
3246 N Oakland Ave #3244 Milwaukee, WI	3.0	1.0	1309	$2,010	$1.54	1d	1	0.93mi
1814 E Linnwood Ave Milwaukee, WI	4.0	2.0	1800	$3,100	$1.72	43d	1	1.05mi
1902 E Linnwood Ave Unit 1902 3002 Milwaukee, WI	3.0	1.0	1300	$1,899	$1.46	43d	1	1.09mi
1902 E Linnwood Ave Unit 1902 05 Milwaukee, WI	4.0	1.5	1599	$2,400	$1.50	4d	1	1.09mi
1902 E Linnwood Ave Unit 1902 04 Milwaukee, WI	4.0	1.5	1599	$2,400	$1.50	17d	1	1.09mi
2634 N Doctor M.L.K. Jr Dr Milwaukee, WI	5.0	2.5	2512	$3,700	$1.47	43d	1	1.09mi
3939 N Murray Ave Milwaukee, WI	2.0–3.0	2.0	1180	$1,675	$1.42	43d	2	1.12mi
4147 N Bartlett Ave #4149 Shorewood, WI	3.0	2.0	1339	$1,995	$1.49	1d	1	1.12mi
2959 N Murray Ave Milwaukee, WI	3.0	1.0	1500	$1,800	$1.20	16d	1	1.15mi
2507 N Buffum St Milwaukee, WI	3.0	1.0	1300	$1,375	$1.06	19d	1	1.17mi
4175 N Oakland Ave Unit 603 Shorewood, WI	3.0	2.0	2040	$3,690	$1.81	1d	1	1.20mi
2937 N Frederick Ave Milwaukee, WI	4.0	1.0	1700	$1,925	$1.13	4d	1	1.21mi
2974 N Frederick Ave Milwaukee, WI	4.0	2.0	1626	$2,600	$1.60	43d	1	1.22mi
2429 N Weil St Milwaukee, WI	3.0	1.0	1300	$1,500	$1.15	43d	1	1.29mi
400 E Meinecke Ave #402 Milwaukee, WI	3.0	1.0	1700	$1,800	$1.06	16d	1	1.30mi
3015 N Prospect Ave Unit 3015 Prospect Milwaukee, WI	3.0	1.0	1570	$1,950	$1.24	17d	1	1.34mi
2830 N Maryland Ave Unit 2828 Milwaukee, WI	3.0	1.0	1675	$1,995	$1.19	17d	1	1.36mi
1104 E Glendale Ave Unit 1104 Shorewood, WI	3.0	1.5	1300	$2,395	$1.84	16d	1	1.37mi
2608 E Newport Ave Milwaukee, WI	3.0	1.0	1300	$2,500	$1.92	21d	1	1.40mi
2706 N Frederick Ave Milwaukee, WI	3.0	2.0	1500	$2,000	$1.33	17d	1	1.41mi
2579 N Frederick Ave Milwaukee, WI	4.0	2.0	2400	$2,095	$0.87	4d	1	1.48mi
2609 N Maryland Ave Milwaukee, WI	4.0	2.5	1700	$2,050	$1.21	4d	1	1.49mi
2935 N Downer Ave Milwaukee, WI	3.0	1.0	1500	$1,695	$1.13	4d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $230,000 Active 105 DOM
2. 2026-06-17
   days on market $230,000 Active 104 DOM
3. 2026-06-16
   days on market $230,000 Active 103 DOM
4. 2026-06-15
   days on market $230,000 Active 102 DOM
5. 2026-06-13
   days on market $230,000 Active 100 DOM
6. 2026-06-13
   days on market $230,000 Active 99 DOM
7. 2026-06-09
   days on market $230,000 Active 96 DOM
8. 2026-06-08
   days on market $230,000 Active 95 DOM
9. 2026-06-07
   days on market $230,000 Active 94 DOM
10. 2026-06-05
    days on market $230,000 Active 91 DOM
11. 2026-06-03
    days on market $230,000 Active 90 DOM
12. 2026-06-02
    days on market $230,000 Active 89 DOM
13. 2026-06-01
    days on market $230,000 Active 88 DOM
14. 2026-05-31
    days on market $230,000 Active 87 DOM
15. 2026-03-19
    price $230,000 641-char remark

    Show marketing remark (641 chars)

    Riverwest investment opportunity! This beautifully remodeled duplex is ready for its next owner. Each unit features 2 bedrooms and 1 bathroom with comfortable living spaces and thoughtful updates throughout. Whether you're looking to owner occupy and offset your mortgage or add to your rental portfolio, this property is a great opportunity in one of Milwaukee's most vibrant neighborhoods. Both units are currently occupied, providing immediate rental income. The property also offers four parking spaces in the rear, a rare convenience in Riverwest, and is located near local restaurants, coffee shops, parks, and easy access to downtown.

16. 2026-03-11
    price $240,000 641-char remark

    Show marketing remark (641 chars)

    Riverwest investment opportunity! This beautifully remodeled duplex is ready for its next owner. Each unit features 2 bedrooms and 1 bathroom with comfortable living spaces and thoughtful updates throughout. Whether you're looking to owner occupy and offset your mortgage or add to your rental portfolio, this property is a great opportunity in one of Milwaukee's most vibrant neighborhoods. Both units are currently occupied, providing immediate rental income. The property also offers four parking spaces in the rear, a rare convenience in Riverwest, and is located near local restaurants, coffee shops, parks, and easy access to downtown.

17. 2026-03-03
    listed $250,000 Active 641-char remark

    Show marketing remark (641 chars)

    Riverwest investment opportunity! This beautifully remodeled duplex is ready for its next owner. Each unit features 2 bedrooms and 1 bathroom with comfortable living spaces and thoughtful updates throughout. Whether you're looking to owner occupy and offset your mortgage or add to your rental portfolio, this property is a great opportunity in one of Milwaukee's most vibrant neighborhoods. Both units are currently occupied, providing immediate rental income. The property also offers four parking spaces in the rear, a rare convenience in Riverwest, and is located near local restaurants, coffee shops, parks, and easy access to downtown.

18. 2024-06-03
    soldstatus $210,000
19. 2023-09-21
    soldstatus $79,800
20. 2012-10-10
    historical 190-char remark

    Show marketing remark (190 chars)

    2/2 Duplex with 3 car parking off alley. Ideal investment opportunity in this up and coming Riverwest neighborhood! There are HWF's under linoleum. All new windows last year. Priced to sell!

21. 2012-10-10
    listed $115,900 190-char remark

    Show marketing remark (190 chars)

    2/2 Duplex with 3 car parking off alley. Ideal investment opportunity in this up and coming Riverwest neighborhood! There are HWF's under linoleum. All new windows last year. Priced to sell!

22. 2012-10-10
    historical

    Show marketing remark (190 chars)

    2/2 Duplex with 3 car parking off alley. Ideal investment opportunity in this up and coming Riverwest neighborhood! There are HWF's under linoleum. All new windows last year. Priced to sell!

23. 2012-10-10
    listed $79,900

    Show marketing remark (190 chars)

    2/2 Duplex with 3 car parking off alley. Ideal investment opportunity in this up and coming Riverwest neighborhood! There are HWF's under linoleum. All new windows last year. Priced to sell!

24. 2000-04-10
    soldstatus $13,500
25. 1995-03-01
    soldstatus $32,000

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $3,141 · $262/mo
• Expected delta: +$1,114/yr (+$93/mo · 54.9%)

ⓘ 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 ≥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: $26,652
• − Mortgage interest: −$12,884
• − Property taxes: −$2,028
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$6,691
• Taxable loss: −$365
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $3,491/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

+618.8% since first listed

11 events — show timeline

• 2026-03-19 Price Changed $230,000 METROMLS
• 2026-03-11 Price Changed $240,000 METROMLS
• 2026-03-03 Listed $250,000 METROMLS
• 2024-06-03 Sold (Public Records) $210,000 Public Records
• 2023-09-21 Sold (Public Records) $79,800 Public Records
• 2012-10-10 Listed $115,900 METROMLS
• 2012-10-10 Listing Removed — METROMLS
• 2012-10-10 Listed $79,900 METROMLS
• 2012-10-10 Listing Removed — METROMLS
• 2000-04-10 Sold (Public Records) $13,500 Public Records
• 1995-03-01 Sold (Public Records) $32,000 Public Records

Property tax history

-2.0%/yr

Latest (2024): $2,028 · +35.8% YoY. Source: county tax records.