3003 N 44th St · Milwaukee, WI 53210

$129,900

3 bd · 1.0 ba · 1,561 sqft · SingleFamily public records · 136 Days on market

Built 1924 5,227 sqft lot $83/sqft · 23% below area Est $168k · 23% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge 3BR single family with 2 car garage. Long term tenant is occupying the building. Newer roof. Huge place for the money with plenty of upside.

Key facts

• Newer roof
• 5,227 sq ft lot
• 2 garage spots

Tags

• NEWER ROOF

🏷️ Possibly a rental listed for sale. The $129,900 price doesn't fit this home's estimated sale value (~$167,952) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% 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 (+3.8%/yr); 142 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 33% 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 $898 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.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $130k implies a 465% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 1.02% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $167,952
• List price: $129,900
• Delta: -22.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2631 N 40th St	0.54mi	4/1.0 (+1)	1,532 (-2%)	0mo	$156,000	$102	67
2535 N 48th St	0.64mi	3/1.5	1,546 (-1%)	3mo	$160,000	$103	64
2702 N 38th St	0.57mi	4/2.0 (+1)	1,536 (-2%)	0mo	$162,000	$105	62
2909 N 55th St	0.69mi	3/2.0	1,584 (+2%)	0mo	$214,000	$135	61
3155 N 38th St	0.44mi	4/2.0 (+1)	1,630 (+4%)	2mo	$202,000	$124	61
3314 N 52nd St	0.62mi	3/1.5	1,453 (-7%)	4mo	$250,500	$172	54
2660 N 50th St	0.55mi	3/1.0	1,380 (-12%)	1mo	$130,000	$94	54
3021 N 36th St	0.51mi	4/1.0 (+1)	1,700 (+9%)	6mo	$120,500	$71	51
2915 N 38th St	0.41mi	4/2.0 (+1)	1,767 (+13%)	2mo	$160,000	$91	48
2822 N 56th St	0.74mi	3/1.5	1,679 (+8%)	4mo	$204,900	$122	48
3061 N 52nd St	0.51mi	4/2.0 (+1)	1,712 (+10%)	4mo	$96,000	$56	48
3615 W Center St	0.64mi	4/2.0 (+1)	1,450 (-7%)	3mo	$81,000	$56	47

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,497
• Equity at exit: $19,369

10-year hold

• IRR: 3.6%
• Equity multiple: 1.27×
• Total profit: $9,834
• Equity at exit: $11,231

Cash invested: $36,372 (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 53210

• Home prices YoY: -21.5%
• Rents YoY: 3.8%
• Active inventory: 142
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$681
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $164

Break-even live

Break-even rent $1,122

Max offer price $129,900

Occupancy floor 83%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	24d	1	0.20mi
3122 N 42nd St Milwaukee, WI	3.0	1.0	1323	$1,495	$1.13	4d	1	0.22mi
2842 N 47th St Milwaukee, WI	2.0	1.0	1500	$1,100	$0.73	44d	1	0.28mi
2976 N 49th St Milwaukee, WI	3.0	1.0	1700	$1,300	$0.76	17d	1	0.28mi
3066 N 49th St Unit 3066-5 Milwaukee, WI	2.0	1.0	1100	$950	$0.86	44d	1	0.29mi
2841 N 49th St Milwaukee, WI	2.0	1.0	1237	$1,098	$0.89	44d	1	0.39mi
2713 N 44th St Milwaukee, WI	3.0	1.0	1450	$1,350	$0.93	44d	1	0.39mi
3148 N 39th St Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.40mi
3155 N 52nd St Milwaukee, WI	3.0	2.0	1300	$1,400	$1.08	44d	1	0.53mi
2613 N 48th St Unit 2 Milwaukee, WI	2.0	1.0	1150	$1,250	$1.09	24d	1	0.58mi
2629 N 49th St Milwaukee, WI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.59mi
2947 N 54th St #2945 Milwaukee, WI	2.0	1.0	1244	$1,050	$0.84	15d	1	0.62mi
2629 N 50th St Unit Upper Milwaukee, WI	3.0	1.0	1258	$1,375	$1.09	3d	1	0.63mi
2502 N 45th St Milwaukee, WI	2.0	1.0	1949	$1,050	$0.54	16d	1	0.66mi
3606 N 41st St Unit 3608 Milwaukee, WI	2.0	1.0	1095	$975	$0.89	44d	1	0.70mi
3124 N 33rd St Milwaukee, WI	2.0	1.0	1200	$1,200	$1.00	44d	1	0.73mi
3012 N 57th St Unit Lower Milwaukee, WI	3.0	1.0	1130	$1,398	$1.24	4d	1	0.76mi
2409 N 49th St Milwaukee, WI	3.0	1.0	1335	$1,248	$0.93	44d	1	0.84mi
2438 N 51st St Unit 2 Milwaukee, WI	3.0	1.0	1300	$1,650	$1.27	24d	1	0.84mi
2403-2405 N 39th St Unit 2405 Upper Milwaukee, WI	3.0	1.0	1141	$995	$0.87	11d	1	0.85mi
2403-2405 N 39th St Unit 2403 Lower Milwaukee, WI	3.0	1.0	1200	$995	$0.83	11d	1	0.85mi
3100 W Center St Milwaukee, WI	3.0	2.0	1174	$1,531	$1.30	2d	1	0.89mi
3629 N 53rd St Unit (Downstairs) Milwaukee, WI	2.0	1.0	1600	$1,275	$0.80	44d	1	0.89mi
2931 W Chambers St Milwaukee, WI	2.0	1.0	1400	$1,050	$0.75	24d	1	0.92mi
2251 N 41st St Unit Lower Milwaukee, WI	3.0	1.0	1187	$1,198	$1.01	15d	1	0.96mi
2870 N 29th St #2872 Milwaukee, WI	3.0	1.0	1300	$1,250	$0.96	44d	1	1.01mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	44d	1	1.03mi
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	2d	1	1.06mi
6319 W Girard Ave Milwaukee, WI	2.0	1.0	1100	$1,375	$1.25	44d	1	1.14mi
2661 N 62nd St #2663 Wauwatosa, WI	2.0	1.0	1200	$1,700	$1.42	44d	1	1.15mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	17d	1	1.16mi
2765 N 26th St Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	4d	1	1.19mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	4d	1	1.19mi
3957-3959 N 53rd St Unit 3957 Milwaukee, WI	2.0	1.0	1910	$1,050	$0.55	24d	1	1.19mi
3388 N 27th St Unit 3388 Front House Milwaukee, WI	4.0	1.0	1212	$1,550	$1.28	4d	1	1.22mi
2201 N 32nd St Unit 2201 Milwaukee, WI	3.0	1.0	1100	$1,195	$1.09	16d	1	1.26mi
2001 N 38th St #2003 Milwaukee, WI	3.0	1.0	1326	$950	$0.72	2d	1	1.26mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	44d	1	1.33mi
2240 N 62nd St Unit 2240_Upper Wauwatosa, WI	2.0	1.0	1100	$1,525	$1.39	24d	1	1.43mi
1750 N 53rd St Unit 1750 Milwaukee, WI	2.0	1.0	1500	$1,500	$1.00	17d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $129,900 Active 136 DOM
2. 2026-06-17
   days on market $129,900 Active 135 DOM
3. 2026-06-16
   days on market $129,900 Active 134 DOM
4. 2026-06-15
   days on market $129,900 Active 133 DOM
5. 2026-06-13
   days on market $129,900 Active 131 DOM
6. 2026-06-13
   days on market $129,900 Active 130 DOM
7. 2026-06-09
   days on market $129,900 Active 127 DOM
8. 2026-06-08
   days on market $129,900 Active 126 DOM
9. 2026-06-07
   days on market $129,900 Active 125 DOM
10. 2026-06-05
    days on market $129,900 Active 122 DOM
11. 2026-06-03
    days on market $129,900 Active 121 DOM
12. 2026-06-02
    days on market $129,900 Active 120 DOM
13. 2026-06-01
    days on market $129,900 Active 119 DOM
14. 2026-05-31
    days on market $129,900 Active 118 DOM
15. 2026-04-24
    price $129,900 145-char remark

    Show marketing remark (145 chars)

    Huge 3BR single family with 2 car garage. Long term tenant is occupying the building. Newer roof. Huge place for the money with plenty of upside.

16. 2026-03-23
    price $139,900 145-char remark

    Show marketing remark (145 chars)

    Huge 3BR single family with 2 car garage. Long term tenant is occupying the building. Newer roof. Huge place for the money with plenty of upside.

17. 2026-02-02
    listed $149,900 Active 145-char remark

    Show marketing remark (145 chars)

    Huge 3BR single family with 2 car garage. Long term tenant is occupying the building. Newer roof. Huge place for the money with plenty of upside.

18. 2013-01-23
    listed $23,000 216-char remark

    Show marketing remark (216 chars)

    Foreclosed property being sold as-is, no condition report provided. All offers must have PRE-APPROVAL or PROOF of FUNDS with submittal for consideration. All offers with financing must have a prequalification letter.

19. 2013-01-23
    historical 216-char remark

    Show marketing remark (216 chars)

    Foreclosed property being sold as-is, no condition report provided. All offers must have PRE-APPROVAL or PROOF of FUNDS with submittal for consideration. All offers with financing must have a prequalification letter.

20. 2009-09-03
    soldstatus $23,000 216-char remark

    Show marketing remark (216 chars)

    Foreclosed property being sold as-is, no condition report provided. All offers must have PRE-APPROVAL or PROOF of FUNDS with submittal for consideration. All offers with financing must have a prequalification letter.

21. 1997-11-25
    soldstatus $59,000
22. 1997-10-01
    soldstatus $59,000

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $2,110 · $176/mo
• Expected delta: +$293/yr (+$24/mo · 16.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% 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: $15,957
• − Mortgage interest: −$7,276
• − Property taxes: −$1,817
• − Insurance: −$650
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,779
• Taxable loss: −$117
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,994/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): 23,922
• Household income: $48,217
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1730.0

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 (71%)
• Race & ethnicity: Black 71% White 17% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 2% Portuguese 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -76.77%
• Current HPI: 280.0133
• Rent YoY: ▲ 3.82%
• 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

+120.2% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $129,900 METROMLS
• 2026-03-23 Price Changed $139,900 METROMLS
• 2026-02-02 Listed $149,900 METROMLS
• 2013-01-23 Listing Removed — METROMLS
• 2013-01-23 Listed $23,000 METROMLS
• 2009-09-03 Sold (MLS) $23,000 METROMLS
• 1997-11-25 Sold (Public Records) $59,000 Public Records
• 1997-10-01 Sold (Public Records) $59,000 Public Records

Property tax history

+1.0%/yr

Latest (2024): $1,817 · +29.9% YoY. Source: county tax records.