5253 N Lovers Lane Road Rd N #301 · Milwaukee, WI 53225

$109,900

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 19 Days on market

Built 1972 $350/mo HOA · 26% of rent

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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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mint condition 2BR, 2BA Condo at popular Newport West! Remodeled KIT w/ some newer appliances, newer floor & KIT cabinets. Newer carpeting, newer C/A & lots of storage. Huge MBR has adjoining BA. Heated underground parking, clubhouse, pool & elevators. Monthly fee includes heat. Pets not allowed. Nice unit!

Key facts

• Outdoor pool
• Laundry rooms
• Community room

Tags

• HEATED UNDERGROUND GARAGE
• PRIVATE STORAGE LOCKER
• OUTDOOR POOL
• COMMUNITY ROOM
• FITNESS ROOM
• LAUNDRY ROOMS

Property features AI

Finance

• HOA & community: Monthly condo fee of $350; Building amenities include elevator, outdoor pool, pool, laundry facilities, and security; 120 units in the building/association; Condominium name: Newport West

Exterior

• Parking: Attached underground garage with 1 parking space
• Security: Building security
• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Condo in a midrise (3–5 stories) building; One-story unit; Located in the city of Milwaukee; Zoned RM2
• Construction: Brick/stone construction; Assessor/public record used for year built
• Exterior features: Brick and brick/stone exterior

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Garbage disposal; Microwave
• Flooring: Wood or simulated wood floors
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo; Separate tub-only bath; Shower stall
• Heating & cooling: Central air; Forced air; Radiant/hot water heating; Electric heat source
• Interior features: Cable/satellite available; Storage lockers; Wood or simulated wood floors
• Laundry & utility: Laundry facilities in the building

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-22 ($-269/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (3.6% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $106k (3.6% below list) — sets the bar for cash-flow.

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 (+7.1%/yr); 45 active listings in the ZIP; 17 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 19 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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: HOA is 26% of rent.

Recommended offer $105,946 (3.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 1.22% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.14% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.57×
• Total profit: $-13,209
• Equity at exit: $16,386

10-year hold

• IRR: 4.8%
• Equity multiple: 1.44×
• Total profit: $13,504
• Equity at exit: $9,502

Cash invested: $30,772 (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 53225

• Home prices YoY: -21.1%
• Rents YoY: 7.1%
• Active inventory: 45
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$576
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$46
• HOA: −$350
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-22

Break-even live

Break-even rent $1,367

Max offer price $105,946

Occupancy floor 97%

Sensitivity live

Price	-10% $40	-5% $9	+0% $-22	+5% $-53	+10% $-85
Rent	-10% $-128	-5% $-75	+0% $-22	+5% $30	+10% $83
Rate	-1.0pp $33	-0.5pp $6	base $-22	+0.5pp $-51	+1.0pp $-80

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11049 W Hampton Ave Unit 1 Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	45d	1	0.64mi
11049 W Hampton Ave Apt 4 Milwaukee, WI	2.0	1.0	950	$1,295	$1.36	6d	1	0.64mi
11027 W Hampton Ave Apt 3 Milwaukee, WI	2.0	1.0	950	$1,295	$1.36	6d	1	0.66mi
11027 W Hampton Ave Unit 4 Milwaukee, WI	2.0	1.0	950	$1,350	$1.42	45d	1	0.66mi
10431 W Rohr Ave Milwaukee, WI	3.0	1.0	1010	$2,000	$1.98	5d	1	0.66mi
5824 N 117th St Milwaukee, WI	3.0	2.0	1146	$1,695	$1.48	6d	1	0.72mi
4824 N 104th St Unit 12 Milwaukee, WI	3.0	2.0	1300	$1,510	$1.16	19d	1	0.88mi
5951 N Lovers Lane Rd Milwaukee, WI	2.0	2.0	1000	$1,195	$1.20	5d	1	0.89mi
4812 N 104th St Apt 4 Milwaukee, WI	2.0	1.5	1000	$1,285	$1.28	45d	1	0.89mi
12804 W Hampton Ave Butler, WI	2.0	1.0	800	$1,200	$1.50	45d	1	0.97mi
10628 W Bobolink Ave Milwaukee, WI	2.0	1.0	725	$1,195	$1.65	4d	1	1.01mi
10628 W Bobolink Ave Milwaukee, WI	2.0	1.0	700	$1,295	$1.85	16d	1	1.01mi
12811 W Hampton Ave Butler, WI	2.0	1.0	1000	$1,225	$1.23	23d	1	1.03mi
4718 N 100th St Milwaukee, WI	2.0	1.5–2.0	1200	$1,625	$1.35	25d	1	1.23mi
5721 N 94th St Milwaukee, WI	2.0	1.0	1050	$1,175	$1.12	16d	2	1.46mi
9800 W Menomonee Park Ct Milwaukee, WI	2.0	1.5	850	$970	$1.14	6d	1	1.47mi
4225 N 104th St Unit 2 Milwaukee, WI	2.0	1.5	1000	$1,250	$1.25	45d	1	1.48mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $109,900 Active 19 DOM
2. 2026-06-18
   days on market $109,900 Active 16 DOM
3. 2026-06-17
   days on market $109,900 Active 15 DOM
4. 2026-06-16
   days on market $109,900 Active 14 DOM
5. 2026-06-15
   days on market $109,900 Active 13 DOM
6. 2026-06-13
   days on market $109,900 Active 11 DOM
7. 2026-06-13
   days on market $109,900 Active 10 DOM
8. 2026-06-09
   days on market $109,900 Active 7 DOM
9. 2026-06-08
   days on market $109,900 Active 6 DOM
10. 2026-06-07
    days on market $109,900 Active 5 DOM
11. 2026-06-05
    days on market $109,900 Active 2 DOM
12. 2026-06-03
    remarks 559-char remark
13. 2026-06-03
    listed $109,900 Active 1 DOM

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,663 · $139/mo
• Expected delta: +$370/yr (+$31/mo · 28.6%)

ⓘ 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 ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,063
• − Mortgage interest: −$6,156
• − Property taxes: −$1,293
• − Insurance: −$550
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − HOA: −$4,200
• − Depreciation: −$3,197
• Taxable loss: −$1,903
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $188/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): 25,187
• Household income: $56,545
• Rent vs Own: 60.1% rent · 39.9% own
• Severe rent burden: 1391.0

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 0.59)
• Race & ethnicity: Black 58% White 26% Two or more races 7% Asian 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Other Asian/Pacific 4% Spanish 3% Other Indo-European 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: ▼ -70.59%
• Current HPI: 264.1941
• Rent YoY: ▲ 7.14%
• 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

+174.8% since first listed

7 events — show timeline

• 2026-06-02 Listed $109,900 METROMLS
• 2025-07-03 Sold (Public Records) $103,000 Public Records
• 2013-07-11 Listing Removed — METROMLS
• 2013-07-11 Listed $71,500 METROMLS
• 2006-12-05 Sold (Public Records) $66,000 Public Records
• 2006-10-13 Sold (MLS) $66,000 METROMLS
• 1992-10-01 Sold (Public Records) $40,000 Public Records

Property tax history

-0.3%/yr

Latest (2024): $1,293 · +2.1% YoY. Source: county tax records.