4506 N 42nd St · Milwaukee, WI 53209

$139,900

3 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 78 Days on market

Built 1947 5,227 sqft lot Est $141k · at est.

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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 +19.0/30.0
• ARV discount +7.8/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AS-IS

Key facts

• Wood floors
• Updated
• Newer roof

Tags

• NEWER ROOF
• WOOD FLOORS
• UPDATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 (+8.6%/yr); 171 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($48k/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 $967 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $140k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.00% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $140,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4460 N 42nd St	0.05mi	3/1.5	1,139 (-5%)	2mo	$131,000	$115	86
4650 N 38th St	0.30mi	3/1.0	1,237 (+4%)	1mo	$145,000	$117	79
4315 N 40th St	0.26mi	3/1.0	1,117 (-6%)	2mo	$102,500	$92	76
4314 N 48 St	0.49mi	3/1.0	1,128 (-6%)	1mo	$133,000	$118	67
4676 N 46th St	0.36mi	3/1.0	1,066 (-11%)	0mo	$172,500	$162	65
4143 N 40th St	0.46mi	3/1.0	1,309 (+10%)	1mo	$130,000	$99	62
4278 N 52nd St	0.72mi	3/1.0	1,161 (-3%)	2mo	$115,000	$99	60
4150 N 46th St	0.54mi	3/2.0	1,275 (+7%)	0mo	$170,000	$133	59
4102 W Capitol Dr	0.63mi	3/1.0	1,077 (-10%)	2mo	$128,000	$119	53
4509 N 48th St	0.44mi	3/2.0	1,372 (+15%)	2mo	$200,000	$146	49
4926 N 37th St	0.62mi	3/1.0	1,357 (+14%)	2mo	$138,500	$102	46
4235 W Fairmount Ave	0.62mi	3/2.0	1,044 (-13%)	1mo	$150,000	$144	46

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,961
• Equity at exit: $20,860

10-year hold

• IRR: 10.8%
• Equity multiple: 2.04×
• Total profit: $40,625
• Equity at exit: $12,096

Cash invested: $39,172 (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 53209

• Rents YoY: 8.6%
• Active inventory: 171
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$734
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $145

Break-even live

Break-even rent $1,222

Max offer price $139,900

Occupancy floor 85%

Sensitivity live

Price	-10% $225	-5% $185	+0% $145	+5% $106	+10% $66
Rent	-10% $34	-5% $90	+0% $145	+5% $201	+10% $256
Rate	-1.0pp $216	-0.5pp $181	base $145	+0.5pp $109	+1.0pp $72

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	45d	1	0.18mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	45d	1	0.29mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	16d	1	0.31mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	25d	1	0.35mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	25d	1	0.40mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	45d	1	0.42mi
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	3d	1	0.61mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	45d	1	0.61mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	45d	1	0.72mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	45d	1	0.72mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	25d	1	0.72mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	14d	1	0.77mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	45d	1	0.79mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	25d	1	0.85mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	25d	1	0.85mi
5073 N 48th St Milwaukee, WI	4.0	1.0	1152	$1,595	$1.38	16d	1	0.85mi
3871-3873 N 36th St Unit 3871 Milwaukee, WI	2.0	1.0	987	$950	$0.96	25d	1	0.85mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	23d	1	0.86mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	18d	1	0.87mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	25d	1	0.88mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	14d	1	0.93mi
3630 W Nash St Milwaukee, WI	2.0	1.0	1000	$1,200	$1.20	25d	1	1.04mi
4227 N 26th St Milwaukee, WI	2.0	1.0	950	$1,000	$1.05	18d	1	1.04mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	25d	1	1.06mi
3606 N 41st St Unit 3608 Milwaukee, WI	2.0	1.0	1095	$975	$0.89	45d	1	1.08mi
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	6d	1	1.13mi
3901 N 27th St Unit 3907 Milwaukee, WI	2.0	1.0	715	$895	$1.25	25d	1	1.19mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	18d	1	1.21mi
3340 N 44th St Milwaukee, WI	2.0	1.0	900	$1,295	$1.44	14d	1	1.32mi
5137 W Keefe Ave Unit 5137 Milwaukee, WI	2.0	1.0	1000	$1,550	$1.55	4d	1	1.34mi
5541 N 35th St #5543 Milwaukee, WI	3.0	1.0	1130	$1,195	$1.06	6d	1	1.40mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	45d	1	1.49mi
3214 N 41st St Milwaukee, WI	2.0	1.0	900	$1,250	$1.39	45d	1	1.49mi

Listing history 17 events

1. 2026-04-21
   status Pending
2. 2026-03-23
   price $139,900
3. 2026-02-02
   listed $149,900 Active
4. 2025-10-25
   historical $1,999
5. 2025-10-09
   listed $1,999
6. 2025-04-06
   historical $1,999
7. 2025-01-22
   listed $1,999
8. 2022-06-20
   price $1,499
9. 2013-02-02
   listed $114,900 10-char remark

   Show marketing remark (158 chars)

   VERY CLEAN 3 BEDROOM CAPE COD! WELL MAINTAINED WITH SPACIOUS ROOM SIZES, EAT-IN KITCHEN WITH PLENTY OF CABINETS, HUGE MASTER BEDROOM, LARGE REC ROOM WITH BAR!

10. 2013-02-02
    historical 10-char remark

    Show marketing remark (158 chars)

    VERY CLEAN 3 BEDROOM CAPE COD! WELL MAINTAINED WITH SPACIOUS ROOM SIZES, EAT-IN KITCHEN WITH PLENTY OF CABINETS, HUGE MASTER BEDROOM, LARGE REC ROOM WITH BAR!

11. 2013-02-02
    listed $109,900 158-char remark

    Show marketing remark (158 chars)

    VERY CLEAN 3 BEDROOM CAPE COD! WELL MAINTAINED WITH SPACIOUS ROOM SIZES, EAT-IN KITCHEN WITH PLENTY OF CABINETS, HUGE MASTER BEDROOM, LARGE REC ROOM WITH BAR!

12. 2013-02-02
    historical 158-char remark

    Show marketing remark (158 chars)

    VERY CLEAN 3 BEDROOM CAPE COD! WELL MAINTAINED WITH SPACIOUS ROOM SIZES, EAT-IN KITCHEN WITH PLENTY OF CABINETS, HUGE MASTER BEDROOM, LARGE REC ROOM WITH BAR!

13. 2013-01-27
    historical
14. 2013-01-27
    listed $29,900
15. 2011-04-13
    soldstatus $34,200
16. 1996-10-29
    soldstatus $48,900
17. 1996-09-01
    soldstatus $48,900

ⓘ 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: $2,077 · $173/mo
• Projected year-2 tax: $2,333 · $194/mo
• Expected delta: +$256/yr (+$21/mo · 12.3%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,867
• − Mortgage interest: −$7,837
• − Property taxes: −$2,077
• − Insurance: −$700
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,070
• Taxable loss: −$514
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $1,868/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): 45,170
• Household income: $48,486
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3390.0

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 (66%)
• Race & ethnicity: Black 66% White 22% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% 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: ▼ -194.98%
• Current HPI: 172.4275
• Rent YoY: ▲ 8.61%
• 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

+186.1% since first listed

17 events — show timeline

• 2026-04-21 Pending — METROMLS
• 2026-03-23 Price Changed $139,900 METROMLS
• 2026-02-02 Listed $149,900 METROMLS
• 2025-10-25 Rental Removed $1,999 APPFOLIO
• 2025-10-09 Listed for Rent $1,999 APPFOLIO
• 2025-04-06 Rental Removed $1,999 APPFOLIO
• 2025-01-22 Listed for Rent $1,999 APPFOLIO
• 2022-06-20 Price Changed $1,499 RENT.
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $114,900 METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $109,900 METROMLS
• 2013-01-27 Listed $29,900 METROMLS
• 2013-01-27 Listing Removed — METROMLS
• 2011-04-13 Sold (MLS) $34,200 METROMLS
• 1996-10-29 Sold (Public Records) $48,900 Public Records
• 1996-09-01 Sold (Public Records) $48,900 Public Records

Property tax history

+0.6%/yr

Latest (2024): $2,077 · +0.1% YoY. Source: county tax records.