1212 W Chambers St · Milwaukee, WI 53206

$167,500

3 bd · 2.0 ba · 1,358 sqft · MultiFamily public records · 14 Days on market

Built 1913 3,920 sqft lot Est $136k · 23% over

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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).

• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this large home in Milwaukee under $100k! Featuring FIVE generously sized BEDROOMS and TWO FULL BATHROOMS. Currently licensed as a group home and generating over $15,000 per month--even while only partially occupied--this unique offering presents an exceptional investment prospect for the discerning buyer. Whether you are seeking a revenue-generating asset or simply a home with ample room to grow, this property delivers on both fronts. Don't miss this chance to secure a property with real profit potential or the perfect setting for comfortable living. Seller prefers cash offer and quick closing. Make your appointment today!

Key facts

• New floors
• New kitchen
• Private back yard

Tags

• NEW FLOORS
• NEW KITCHEN
• NEW BATHROOMS
• FRESHLY PAINTED
• NEW WINDOWS
• PRIVATE BACK YARD

Property features AI

Exterior

• Parking: Detached 2-car garage; Approximately 2.5 garage parking spaces
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Two-story single-family home; Less than 1/2 acre lot
• Construction: Vinyl construction
• Exterior features: Patio; Fenced yard; Vinyl exterior; Sidewalks

Interior

• Kitchen: Pantry
• Bedrooms: Primary bedroom (Upper) — 15 x 13; Bedroom 2 (Main) — 13 x 9; Bedroom 3 (Main) — 11 x 10; Bedroom 4 (Upper) — 13 x 11; Bedroom 5 (Upper) — 10 x 10
• Bathrooms: Two full bathrooms; Ceramic tile; Tub only; Shower over tub; Shower stall
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Cable/satellite available; High-speed internet; Pantry
• Laundry & utility: Full basement partially finished with poured concrete

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $168k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (31.0% below list).
• Recommended offer: $116k (31.0% below list) — sets the bar for 1% rule.

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 (+8.3%/yr); 160 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $1,156/mo this rent would consume 47% of the median local household income ($29k/yr) (locally 2061% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $73k; list at $168k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,570 (31.0% 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 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.69% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $135,800
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2901 N Mother Simpson Way	0.20mi	3/2.0	1,172 (-14%)	1mo	$24,000	$20	67
3204 N 14th St	0.26mi	3/2.0	1,300 (-4%)	21mo	$130,000	$100	64
3039 N 10th Ln	0.13mi	4/2.0 (+1)	1,500 (+10%)	12mo	$70,000	$47	62
3349 N 16th St #3351	0.52mi	4/2.0 (+1)	1,288 (-5%)	2mo	$195,000	$151	60
2635 N 6th St	0.62mi	3/2.0	1,418 (+4%)	7mo	$360,000	$254	58
3147 N 13th St #3149	0.19mi	3/2.0	1,543 (+14%)	23mo	$132,500	$86	49
3351 N 6th St Unit 3351A	0.63mi	4/2.0 (+1)	1,538 (+13%)	4mo	$93,000	$60	40
2840 N Vel R Phillips Ave	0.64mi	4/2.0 (+1)	1,500 (+10%)	13mo	$160,000	$107	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.93×
• Total profit: $90,386
• Equity at exit: $150,897

10-year hold

• IRR: 22.2%
• Equity multiple: 7.11×
• Total profit: $286,581
• Equity at exit: $325,416

Cash invested: $46,900 (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 53206

• Rents YoY: 8.3%
• Active inventory: 160
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$878
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-108

Break-even live

Break-even rent $1,292

Max offer price $148,417

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-61	+0% $-108	+5% $-155	+10% $-203
Rent	-10% $-199	-5% $-154	+0% $-108	+5% $-62	+10% $-17
Rate	-1.0pp $-24	-0.5pp $-65	base $-108	+0.5pp $-151	+1.0pp $-196

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3045 N 11th St #3047 Milwaukee, WI	3.0	1.0	1065	$1,175	$1.10	6d	1	0.11mi
1326 W Burleigh St Unit 1326 Lower Milwaukee, WI	2.0	1.0	900	$825	$0.92	4d	1	0.16mi
2955 N 17th St Unit B UPSTAIRS Milwaukee, WI	2.0	1.0	1000	$900	$0.90	19d	1	0.39mi
3298 N 13th St Milwaukee, WI	3.0	1.0	885	$895	$1.01	45d	1	0.40mi
3025 N 6th St Milwaukee, WI	2.0	1.0	1153	$1,125	$0.98	45d	1	0.43mi
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	45d	1	0.58mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	45d	1	0.73mi
221 W Ring St Milwaukee, WI	3.0	1.0	1170	$1,498	$1.28	0d	1	0.76mi
2577 N Vel R Phillips Ave Milwaukee, WI	3.0	1.0	1048	$1,400	$1.34	19d	1	0.76mi
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	16d	1	0.79mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	19d	1	0.79mi
2407 N 6th St Milwaukee, WI	2.0	1.0	897	$1,100	$1.23	45d	1	0.84mi
3156 N 1st St Milwaukee, WI	2.0	1.0	900	$895	$0.99	45d	1	0.85mi
2719 N 1st St Milwaukee, WI	2.0	1.0	1300	$1,095	$0.84	16d	1	0.86mi
2308 W Clarke St Milwaukee, WI	4.0	2.0	1545	$1,750	$1.13	25d	1	0.88mi
2630 N 24th St Milwaukee, WI	2.0	1.0	934	$1,450	$1.55	22d	1	0.88mi
3646 N 19th St Milwaukee, WI	2.0	1.0	935	$1,100	$1.18	6d	1	0.88mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	19d	1	0.89mi
3747 N 16th St Milwaukee, WI	2.0	1.0	1200	$875	$0.73	45d	1	0.91mi
3042 N Palmer St #5 Milwaukee, WI	3.0	1.0	1718	$1,050	$0.61	25d	1	0.91mi
2808 N Palmer St Unit Lower Milwaukee, WI	2.0	1.0	1200	$875	$0.73	45d	1	0.93mi
223 E Burleigh St Unit 223 Milwaukee, WI	4.0	1.0	1153	$1,395	$1.21	45d	1	0.93mi
3600 N Vel R. Phillips Ave Milwaukee, WI	2.0	1.0	900	$950	$1.06	6d	1	0.94mi
2724 N Palmer St Milwaukee, WI	3.0	1.0	900	$1,300	$1.44	45d	1	0.96mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	6d	1	1.01mi
2765 N 26th St Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	6d	1	1.01mi
3373 N Richards St Milwaukee, WI	2.0	1.0	950	$1,150	$1.21	25d	1	1.09mi
3255 N Buffum St Unit 3255 Upper Milwaukee, WI	2.0	1.0	1100	$1,350	$1.23	45d	1	1.09mi
3029 N Holton St Milwaukee, WI	3.0	1.0	980	$1,200	$1.22	45d	1	1.09mi
3352 N Richards St Unit Second floor Milwaukee, WI	2.0	1.0	1000	$1,150	$1.15	45d	1	1.10mi
3927-3929 N 17th St Milwaukee, WI	2.0	1.0	900	$1,195	$1.33	45d	1	1.10mi
3703 N 1st St Unit Upper-3705 Milwaukee, WI	3.0	1.0	1034	$1,200	$1.16	45d	1	1.10mi
2716A N Buffum St Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	23d	1	1.10mi
312 E Townsend St Unit 312 Milwaukee, WI	3.0	1.0	1400	$1,250	$0.89	25d	1	1.13mi
2536 N Richards St Unit 1ST Milwaukee, WI	2.0	1.0	1200	$950	$0.79	45d	1	1.14mi
620 W Melvina St Milwaukee, WI	3.0	1.0	1360	$1,495	$1.10	0d	1	1.14mi
2870 N 29th St #2872 Milwaukee, WI	3.0	1.0	1300	$1,250	$0.96	45d	1	1.14mi
3388 N 27th St Unit 3388 Front House Milwaukee, WI	4.0	1.0	1212	$1,550	$1.28	6d	1	1.15mi
3908 N 6th St Milwaukee, WI	2.0	1.0	1100	$1,150	$1.05	25d	1	1.16mi
3911 N 20th St Unit 3913 Milwaukee, WI	2.0	1.0	950	$995	$1.05	25d	1	1.17mi

Listing history 10 events

1. 2026-06-21
   days on market $167,500 Active 14 DOM
2. 2026-06-18
   days on market $167,500 Active 11 DOM
3. 2026-06-17
   days on market $167,500 Active 10 DOM
4. 2026-06-16
   days on market $167,500 Active 9 DOM
5. 2026-06-15
   days on market $167,500 Active 8 DOM
6. 2026-06-13
   days on market $167,500 Active 6 DOM
7. 2026-06-13
   days on market $167,500 Active 5 DOM
8. 2026-06-09
   days on market $167,500 Active 2 DOM
9. 2026-06-08
   remarks 328-char remark
10. 2026-06-08
    listed $167,500 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: $874 · $73/mo
• Projected year-2 tax: $1,986 · $166/mo
• Expected delta: +$1,112/yr (+$93/mo · 127.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,868
• − Mortgage interest: −$9,383
• − Property taxes: −$874
• − Insurance: −$838
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$4,873
• Taxable loss: −$4,318
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $-260/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): 19,887
• Household income: $29,336
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 2061.0

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 Black (91%)
• Race & ethnicity: Black 91% Two or more races 3% White 3% Hispanic / Latino 3%
• Common ancestry: Norwegian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 133.03%
• Current HPI: 397.7151
• Rent YoY: ▲ 8.28%
• 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

+34.1% since first listed

5 events — show timeline

• 2026-06-06 Listed $167,500 METROMLS
• 2025-07-08 Sold (MLS) $73,000 METROMLS
• 2025-06-08 Pending — METROMLS
• 2025-05-30 Price Changed $79,900 METROMLS
• 2025-05-20 Listed $124,900 METROMLS

Property tax history

+2.4%/yr

Latest (2024): $874 · +34.1% YoY. Source: county tax records.