719 E Chambers St #721 · Milwaukee, WI 53212

$275,000

4 bd · 2.0 ba · 2,268 sqft · MultiFamily · 7 Days on market

Built 1913 Fair condition 2,613 sqft lot Est $238k · 15% 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).

• Cash flow +15.6/30.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.0/5.0
• Schools +1.2/10.0
• ARV discount +0.5/15.0
• 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 duplex up for grabs! Maple hardwood floors, built in china cabinets & leaded glass in both units. Lower unit has long term tenant paying $735 a month. Upper unit is vacant & move in ready. Parking slab for 2 cars in rear of building.

Key facts

• 2,613 sq ft lot
• Built 1913
• Listed 7 days

Property features AI

Finance

• Other: Lot size less than 1/2 acre (0.06 acre)

Exterior

• Utilities: Municipal water; Municipal sewer; Separate electric meters (2); Separate gas meters (2)
• Home design: Two-story duplex; Multi-family property; Zoned RT4
• Construction: Steel construction elements; Year built: public/assessor record
• Exterior features: Aluminum/steel siding; Other exterior materials

Interior

• Kitchen: Unit 2 kitchen on upper level; Two refrigerators; Two oven/ranges; Stainless steel refrigerator and range to be installed in upper unit by 5/1
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms (master on upper level)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Interior features: Full block basement
• Laundry & utility: Washer and dryer in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $275k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive. Per door: $58/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 $255k (7.2% below list).
• Recommended offer: $255k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 131 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,552/mo this rent would consume 65% 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 $8k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.
• Current owner paid $160k; list at $275k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,200 (7.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $238,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2812 N Fratney St #2814	0.22mi	4/2.0	2,314 (+2%)	2mo	$300,000	$130	85
2813 N Humboldt Blvd #2815	0.29mi	4/2.0	2,152 (-5%)	2mo	$276,000	$128	76
2940 N Holton St #2942	0.16mi	4/2.0	2,032 (-10%)	0mo	$195,000	$96	75
2768 N Palmer St #2770	0.45mi	4/2.0	2,211 (-2%)	3mo	$174,415	$79	72
2514 N Holton St #2516	0.61mi	4/2.0	2,246 (-1%)	1mo	$215,000	$96	69
2762 N Fratney St	0.28mi	4/2.5	2,522 (+11%)	1mo	$375,000	$149	66
918 E Center St Unit 920,922	0.38mi	4/2.0	2,424 (+7%)	7mo	$255,000	$105	65
3153 N Buffum St	0.32mi	5/2.0 (+1)	2,598 (+15%)	1mo	$63,200	$24	55
220 E Clarke St	0.59mi	3/2.0 (-1)	2,077 (-8%)	3mo	$180,000	$87	51
137 W Hadley St #139	0.57mi	4/2.5	2,013 (-11%)	5mo	$138,000	$69	49
2438 N Pierce St	0.68mi	5/3.0 (+1)	2,032 (-10%)	1mo	$265,000	$130	41
2920 N Bartlett Ave	0.67mi	5/2.0 (+1)	1,978 (-13%)	6mo	$225,000	$114	37

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-31,922
• Equity at exit: $41,003

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $4,232
• Equity at exit: $23,777

Cash invested: $77,000 (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: 131
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $2,552 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $116

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 90%

Sensitivity live

Price	-10% $306	-5% $211	+0% $116	+5% $21	+10% $-74
Rent	-10% $-86	-5% $15	+0% $116	+5% $216	+10% $317
Rate	-1.0pp $254	-0.5pp $186	base $116	+0.5pp $44	+1.0pp $-28

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,552
Total (2 units)			$2,552

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3042 N Palmer St #5 Milwaukee, WI	3.0	1.0	1718	$1,050	$0.61	25d	1	0.37mi
3131 N Bartlett Ave Unit 1 Milwaukee, WI	4.0	1.0	1600	$1,750	$1.09	45d	1	0.66mi
1814 E Linnwood Ave Milwaukee, WI	4.0	2.0	1800	$3,100	$1.72	45d	1	0.74mi
2634 N Doctor M.L.K. Jr Dr Milwaukee, WI	5.0	2.5	2512	$3,700	$1.47	45d	1	0.75mi
400 E Meinecke Ave #402 Milwaukee, WI	3.0	1.0	1700	$1,800	$1.06	18d	1	0.78mi
1902 E Linnwood Ave Unit 1902 04 Milwaukee, WI	4.0	1.5	1599	$2,400	$1.50	19d	1	0.79mi
1902 E Linnwood Ave Unit 1902 05 Milwaukee, WI	4.0	1.5	1599	$2,400	$1.50	6d	1	0.79mi
3420 N Vel R. Phillips Ave Unit 3422 Milwaukee, WI	3.0	1.0	2756	$1,195	$0.43	45d	1	0.85mi
3420-22 N Vel R Phillips Ave Milwaukee, WI	3.0	1.0	2756	$1,195	$0.43	45d	1	0.86mi
2937 N Frederick Ave Milwaukee, WI	4.0	1.0	1700	$1,925	$1.13	6d	1	0.88mi
2974 N Frederick Ave Milwaukee, WI	4.0	2.0	1626	$2,600	$1.60	45d	1	0.92mi
2830 N Maryland Ave Unit 2828 Milwaukee, WI	3.0	1.0	1675	$1,995	$1.19	19d	1	1.00mi
2579 N Frederick Ave Milwaukee, WI	4.0	2.0	2400	$2,095	$0.87	6d	1	1.02mi
2609 N Maryland Ave Milwaukee, WI	4.0	2.5	1700	$2,050	$1.21	6d	1	1.05mi
2012 N Buffum St Milwaukee, WI	3.0	2.5	2200	$2,695	$1.23	45d	1	1.14mi
1014 E Land Pl Milwaukee, WI	3.0	2.0	1900	$2,000	$1.05	6d	1	1.23mi
2745 N Downer Ave #2747 Milwaukee, WI	3.0	2.0	1800	$2,400	$1.33	12d	1	1.24mi
2511 N Prospect Ave Unit 2511 19 Milwaukee, WI	3.0	1.0	1658	$1,980	$1.19	19d	1	1.24mi
922 E Hamilton St Unit Lower Milwaukee, WI	3.0	1.0	1900	$1,550	$0.82	25d	1	1.27mi
1703 N Astor St Milwaukee, WI	4.0	2.0	1800	$2,200	$1.22	45d	1	1.37mi
2245 N Lake Dr Unit 2247 Milwaukee, WI	3.0	1.0	2197	$2,495	$1.14	45d	1	1.41mi

Listing history 7 events

1. 2026-05-22
   listed $275,000 Active
2. 2026-05-19
   historical $275,000
3. 2020-11-18
   soldstatus $159,900 Sold 256-char remark

   Show marketing remark (256 chars)

   Riverwest duplex up for grabs! Maple hardwood floors, built in china cabinets & leaded glass in both units. Lower unit has long term tenant paying $735 a month. Upper unit is vacant & move in ready. Parking slab for 2 cars in rear of building.

4. 2020-10-03
   historical Contingent 256-char remark

   Show marketing remark (256 chars)

   Riverwest duplex up for grabs! Maple hardwood floors, built in china cabinets & leaded glass in both units. Lower unit has long term tenant paying $735 a month. Upper unit is vacant & move in ready. Parking slab for 2 cars in rear of building.

5. 2020-09-30
   status Active 256-char remark

   Show marketing remark (256 chars)

   Riverwest duplex up for grabs! Maple hardwood floors, built in china cabinets & leaded glass in both units. Lower unit has long term tenant paying $735 a month. Upper unit is vacant & move in ready. Parking slab for 2 cars in rear of building.

6. 2020-09-27
   historical Contingent 256-char remark

   Show marketing remark (256 chars)

   Riverwest duplex up for grabs! Maple hardwood floors, built in china cabinets & leaded glass in both units. Lower unit has long term tenant paying $735 a month. Upper unit is vacant & move in ready. Parking slab for 2 cars in rear of building.

7. 2020-09-25
   listed $159,900 Active 256-char remark

   Show marketing remark (256 chars)

   Riverwest duplex up for grabs! Maple hardwood floors, built in china cabinets & leaded glass in both units. Lower unit has long term tenant paying $735 a month. Upper unit is vacant & move in ready. Parking slab for 2 cars in rear of building.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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: $30,624
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − Depreciation: −$8,000
• Taxable loss: −$3,180
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $2,151/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

This Riverwest duplex requires moderate rehabilitation, focusing on exterior paint and vegetation trimming to improve curb appeal and value.

Repairs flagged

• Major exterior paint — Significant peeling
• Minor vegetation — Overgrown, needs trimming

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both trim vegetation — Improves curb appeal and safety
• Both update bathrooms and kitchen — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Significant peeling	Major	$15,000–50,000
vegetation · Overgrown, needs trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both trim vegetation — Improves curb appeal and safety ↑
• Both update bathrooms and kitchen — Modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+72.0% since first listed

7 events — show timeline

• 2026-05-22 Listed $275,000 METROMLS
• 2026-05-19 Coming Soon $275,000 METROMLS
• 2020-11-18 Sold (MLS) $159,900 METROMLS
• 2020-10-03 Contingent — METROMLS
• 2020-09-30 Relisted — METROMLS
• 2020-09-27 Contingent — METROMLS
• 2020-09-25 Listed $159,900 METROMLS