1368 S 56th St · West Milwaukee, WI 53214

$249,800

None bd · None ba · — sqft · SingleFamily · 6 Days on market

Built 1925 5,227 sqft lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Cash flow +3.4/30.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity featuring an owner-occupied 2/2 duplex plus a rear cottage with two additional rental units! Ideally located near National Ave and Miller Park Way, with convenient access to restaurants, shopping and freeway access. The lower duplex unit offers beautiful hardwood floors, an eat-in kitchen, spacious living room with built-ins, formal dining room with built-in buffet, sun room, full bath, and 2 bedrooms. The upper unit includes an eat-in kitchen, living room, full bath, and 2 bedrooms. The rear cottage features two 1-bedroom units, each with a living room, kitchen, and full bath. 3 car parking. Also listed as a Multi Family MLS# 1965487

Key facts

• 5,227 sq ft lot
• Built 1925
• Listed 6 days

Property features AI

Finance

• Other: Inclusions: 4 refrigerators, 4 oven/ranges, washer & dryer in basement, stacked washer/dryer in lower unit; Exclusion: mirror on dining room wall
• Financial info: 3 units in the building

Exterior

• Parking: Inside parking available; Outside parking available
• Utilities: Municipal water; Municipal sewer
• Home design: Multi-family property; Duplex+ building type; 1–2 stories
• Construction: Block basement
• Exterior features: Aluminum/steel exterior; Aluminum trim/details; Lot under 1/2 acre (approx. 0.12 acre); Zoned RD-1; Subdivision: Bracken Brae

Interior

• Kitchen: 4 oven/ranges included
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas fuel
• Interior features: Full basement with block construction and laundry facilities
• Laundry & utility: Washer and dryer in basement (seller owned); Stacked washer/dryer in lower unit (seller owned); Water heater (seller owned)

What this means for you Summary

Snapshot

• This is a single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-771 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (54.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (45.6% below list).
• Recommended offer: $114k (54.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#73 in WI, #1,964 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D-, crime F, employment D-.
• West Allis-West Milwaukee School District (urban): math 17% / reading 26% proficiency, ranked #328 of 342 in WI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.3%/yr); 55 active listings in the ZIP; 40 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 $2k of loan paydown is wiped out by about $7k 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 6 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 $100k; list at $250k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,536 (54.5% 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 1925 — 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 D-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 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: 0.54% ✗
• Cap rate: 2.59%
• Cash-on-cash: -13.23%
• DSCR: 0.41
• GRM: 15.3

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1607 S 55th St	0.22mi	3/1.5	1,510	0mo	$185,000	$123	77
1708 S 53rd St	0.38mi	4/2.5	1,410	1mo	$355,000	$252	69
1726 S 53rd St	0.40mi	3/1.5	1,230	1mo	$290,000	$236	68
1521 S 62nd St	0.42mi	4/2.0	1,168	0mo	$297,000	$254	68
645 S Oak Park Ct	0.53mi	3/1.0	970	1mo	$205,000	$211	62
1108 S 65th St	0.58mi	2/1.0	897	0mo	$230,000	$256	60
1601 S 65th St	0.61mi	3/1.0	990	0mo	$201,000	$203	59
5827 W Rogers St	0.63mi	2/1.0	728	0mo	$219,000	$301	58
607 S Oak Park Ct	0.62mi	3/1.0	1,030	1mo	$280,000	$272	58
2051 S 55th St	0.67mi	3/1.0	1,672	0mo	$235,000	$141	56
1731 S 65th St	0.68mi	3/1.5	1,140	0mo	$305,000	$268	56
528 S Oak Park Ct	0.71mi	4/1.0	1,054	0mo	$255,000	$242	54

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: -35.3%
• Equity multiple: -0.18×
• Total profit: $-82,336
• Equity at exit: $37,246

10-year hold

• IRR: -24.3%
• Equity multiple: -0.46×
• Total profit: $-101,911
• Equity at exit: $21,598

Cash invested: $69,944 (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 53214

• Home prices YoY: -28.9%
• Rents YoY: 8.3%
• Active inventory: 55
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$1,310
• Tax from tax record: −$430 /mo · $5,163/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-771

Break-even live

Break-even rent $2,335

Max offer price $113,536

Occupancy floor —

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: $62,450
• Closing costs: $7,494
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 S 55th St Unit 4 West Milwaukee, WI	2.0	1.0	800	$995	$1.24	12d	1	0.06mi
5501 W National Ave Unit 240 Milwaukee, WI	1.0	1.0	—	$995	—	16d	1	0.10mi
5501 W National Ave Unit 109 Milwaukee, WI	2.0	1.0	—	$1,295	—	16d	1	0.10mi
5501 W National Ave West Milwaukee, WI	2.0	1.0	—	$1,295	—	16d	13	0.11mi
1333 S 53rd St West Milwaukee, WI	1.0	1.0	—	$850	—	23d	1	0.14mi
1673 S 54th St Milwaukee, WI	2.0	1.0	750	$1,250	$1.67	23d	1	0.32mi
1336 S 63rd St #1338 West Allis, WI	1.0	1.0	800	$950	$1.19	23d	1	0.45mi
5832 W Walker St Milwaukee, WI	3.0	1.0	981	$1,300	$1.33	23d	1	0.46mi
1301 S 63rd St Uppr -6307 West Allis, WI	3.0	1.0	1150	$1,650	$1.43	23d	1	0.48mi
6400 W Greenfield Ave West Allis, WI	2.0	1.0	950	$2,148	$2.26	2d	3	0.53mi
1109 S 64th St Milwaukee, WI	2.0	1.0	—	$1,250	—	23d	1	0.56mi
661 S 60th St Milwaukee, WI	3.0	1.0	—	$1,995	—	2d	1	0.60mi
661 S 60th St Milwaukee, WI	3.0	1.0	—	$1,995	—	44d	1	0.60mi
630 S Hawley Rd Milwaukee, WI	2.0	1.0	—	$1,300	—	44d	1	0.60mi
6516 W National Ave Unit 1460-205 West Allis, WI	1.0	1.0	823	$1,525	$1.85	12d	1	0.61mi
6516 W National Ave Unit 1441-105 West Allis, WI	2.0	2.0	1143	$1,745	$1.53	23d	1	0.61mi
6516 W National Ave Unit 1460-110 West Allis, WI	2.0	1.0	1080	$1,815	$1.68	16d	1	0.61mi
6516 W National Ave Unit 1460-104 West Allis, WI	1.0	1.0	880	$1,610	$1.83	23d	1	0.61mi
6516 W National Ave Unit 6501-209 West Allis, WI	2.0	2.0	1150	$1,695	$1.47	3d	1	0.61mi
6516 W National Ave Unit 6519-101 West Allis, WI	2.0	2.0	1204	$1,945	$1.62	16d	1	0.61mi
6516 W National Ave Unit 1460-102 West Allis, WI	2.0	2.0	1143	$1,775	$1.55	3d	1	0.61mi
6516 W National Ave Unit 1441-309 West Allis, WI	2.0	2.0	1150	$1,575	$1.37	21d	1	0.61mi
6516 W National Ave Unit 1430-107 West Allis, WI	1.0	1.0	880	$1,610	$1.83	12d	1	0.61mi
6516 W National Ave Unit 6501-310 West Allis, WI	2.0	2.0	1289	$1,995	$1.55	23d	1	0.61mi
6516 W National Ave Unit 6501-212 West Allis, WI	2.0	2.0	1204	$1,945	$1.62	23d	1	0.61mi
6516 W National Ave Unit 1460-105 West Allis, WI	1.0	1.0	675	$1,495	$2.21	3d	1	0.61mi
6516 W National Ave Unit 1441-114 West Allis, WI	1.0	1.0	675	$1,425	$2.11	3d	1	0.61mi
1119 S Westchester St Milwaukee, WI	2.0	2.0	950	$1,500	$1.58	2d	3	0.64mi
427 S Hawley Rd Unit 58 Milwaukee, WI	1.0	1.0	—	$950	—	4d	1	0.72mi
642 S 66th St Milwaukee, WI	3.0	1.0	1059	$1,770	$1.67	17d	1	0.85mi
638 S 66th St Milwaukee, WI	3.0	1.0	1104	$1,795	$1.63	14d	1	0.85mi
1907 Miller Park Way Unit 1907 West Milwaukee, WI	2.0	1.0	—	$1,220	—	23d	1	0.86mi
1824 Miller Park Way Unit 1824 West Milwaukee, WI	2.0	2.0	—	$1,380	—	23d	1	0.88mi
1444 S 70th St West Allis, WI	1.0	1.0	800	$979	$1.22	16d	3	0.91mi
6901 W Mitchell St Unit 6903 West Allis, WI	2.0	1.0	800	$945	$1.18	3d	1	0.94mi
6901 W Mitchell St Unit 6903 West Allis, WI	2.0	1.0	800	$1,150	$1.44	23d	1	0.94mi
6521 W Adler St Milwaukee, WI	2.0	1.0	20	$1,350	$67.50	23d	1	0.97mi
1924 S 69th St Unit My West Allis, WI	2.0	1.0	—	$1,395	—	3d	1	1.00mi
653 S 69th St Unit D Milwaukee, WI	1.0	1.0	—	$950	—	44d	1	1.02mi
653 S 69th St Unit C Milwaukee, WI	2.0	1.0	—	$1,375	—	44d	1	1.02mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $249,800 Pending 6 DOM
2. 2026-06-09
   days on market $249,800 Contingent 4 DOM
3. 2026-06-08
   statusdays on marketlisting id $249,800 Contingent 3 DOM

   Show marketing remark (671 chars)

   Great investment opportunity featuring an owner-occupied 2/2 duplex plus a rear cottage with two additional rental units! Ideally located near National Ave and Miller Park Way, with convenient access to restaurants, shopping and freeway access. The lower duplex unit offers beautiful hardwood floors, an eat-in kitchen, spacious living room with built-ins, formal dining room with built-in buffet, sun room, full bath, and 2 bedrooms. The upper unit includes an eat-in kitchen, living room, full bath, and 2 bedrooms. The rear cottage features two 1-bedroom units, each with a living room, kitchen, and full bath. 3 car parking. Also listed as a Multi Family MLS# 1965487

4. 2026-06-08
   remarks 671-char remark

   Show marketing remark (671 chars)

   Great investment opportunity featuring an owner-occupied 2/2 duplex plus a rear cottage with two additional rental units! Ideally located near National Ave and Miller Park Way, with convenient access to restaurants, shopping and freeway access. The lower duplex unit offers beautiful hardwood floors, an eat-in kitchen, spacious living room with built-ins, formal dining room with built-in buffet, sun room, full bath, and 2 bedrooms. The upper unit includes an eat-in kitchen, living room, full bath, and 2 bedrooms. The rear cottage features two 1-bedroom units, each with a living room, kitchen, and full bath. 3 car parking. Also listed as a Multi Family MLS# 1965487

5. 2026-06-08
   listed $249,800 Active 2 DOM

   Show marketing remark (671 chars)

   Great investment opportunity featuring an owner-occupied 2/2 duplex plus a rear cottage with two additional rental units! Ideally located near National Ave and Miller Park Way, with convenient access to restaurants, shopping and freeway access. The lower duplex unit offers beautiful hardwood floors, an eat-in kitchen, spacious living room with built-ins, formal dining room with built-in buffet, sun room, full bath, and 2 bedrooms. The upper unit includes an eat-in kitchen, living room, full bath, and 2 bedrooms. The rear cottage features two 1-bedroom units, each with a living room, kitchen, and full bath. 3 car parking. Also listed as a Multi Family MLS# 1965487

ⓘ 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: $5,163 · $430/mo
• Projected year-2 tax: $5,163 · $430/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,298
• − Mortgage interest: −$13,993
• − Property taxes: −$5,163
• − Insurance: −$1,249
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$7,267
• Taxable loss: −$13,981
• Est. tax savings @ 24.0%: +$3,356
• After-tax cash flow: $-5,901/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: West Allis-West Milwaukee School District
• NCES district ID: 5516260
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $45,620
• Composite: 18.71/100
• National rank: #8881
• State rank: #328 of 342 in WI

Livability — West Milwaukee

• Score: 80/100
• State rank: #73
• US rank: #1964

Category grades

Amenities A Commute A+ Cost of living A+ Crime F Employment D- Housing A Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Milwaukee, WI
• County: Milwaukee County · 926,379 people
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 34,480
• Household income: $60,962
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1377.0

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 White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Two or more races 12% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4%
• Common ancestry: Romanian 11% Lithuanian 3% Portuguese 2%
• Foreign-born: 7% · Canada, China, Philippines
• Languages at home: 86% English-only · Spanish 10% 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: ▼ -112.31%
• Current HPI: 276.0476
• Rent YoY: ▲ 8.30%
• 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

+151.1% since first listed

8 events — show timeline

• 2026-06-11 Pending — METROMLS
• 2026-06-08 Contingent — METROMLS
• 2026-06-08 Contingent — METROMLS
• 2026-06-05 Listed $249,800 METROMLS
• 2026-06-05 Listed $249,800 METROMLS
• 2026-06-03 Coming Soon $249,800 METROMLS
• 2026-06-03 Coming Soon $249,800 METROMLS
• 1997-08-06 Sold (Public Records) $99,500 Public Records

Property tax history

-0.5%/yr

Latest (2024): $5,163 · +30.5% YoY. Source: county tax records.