4722 N 22nd St · Milwaukee, WI 53209

$89,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 5 Days on market

Built 1950 4,791 sqft lot Est $103k · 13% 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 +22.6/30.0
• ARV discount +13.4/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• 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

* * * Motivated Seller * * * Move in ready !Currently tenant occupied and paying $775 monthly.

Key facts

• Spacious back yard
• 4,791 sq ft lot
• Parking

Tags

• SPACIOUS BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $90k).
• Cap rate 8.3% 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); 168 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $103,488
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4757 N 21st St	0.07mi	2/1.0	704 (+5%)	1mo	$132,305	$188	88
4766 N 22nd St	0.06mi	2/1.0	704 (+5%)	22mo	$33,750	$48	71
4930 N 22nd St	0.30mi	2/1.0	705 (+5%)	15mo	$64,000	$91	65
4928 N 27th St	0.46mi	2/1.0	728 (+8%)	8mo	$115,000	$158	58
1961 W Purdue St	0.22mi	2/1.0	744 (+11%)	19mo	$129,900	$175	56
4343 N 19th Pl	0.49mi	2/1.0	702 (+4%)	22mo	$69,000	$98	51
5015 N 25th St	0.48mi	2/1.0	600 (-11%)	11mo	$100,000	$167	50
4348 N 30th St	0.73mi	2/1.0	710 (+6%)	9mo	$109,000	$154	49
5038 N 19th Pl	0.47mi	2/1.0	752 (+12%)	11mo	$154,000	$205	49
2909 W Fairmount Ave	0.63mi	2/1.0	735 (+9%)	10mo	$70,500	$96	47
3105 W Glendale Ave	0.68mi	2/1.0	725 (+8%)	19mo	$50,000	$69	39

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $421
• Equity at exit: $13,404

10-year hold

• IRR: 14.6%
• Equity multiple: 2.46×
• Total profit: $36,757
• Equity at exit: $7,773

Cash invested: $25,172 (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: 168
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $988 high
• Mortgage (P&I): −$471
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $153

Break-even live

Break-even rent $794

Max offer price $89,900

Occupancy floor 80%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4603 N 29th St Unit 3 Milwaukee, WI	1.0	1.0	510	$750	$1.47	23d	1	0.55mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	23d	1	0.97mi
1917 W Atkinson Ave #4 Milwaukee, WI	1.0	1.0	496	$795	$1.60	43d	1	1.00mi
3921 N 17th St Apt 3 Milwaukee, WI	1.0	1.0	650	$800	$1.23	43d	1	1.07mi
4572 N 38th St Unit 2 Milwaukee, WI	2.0	1.0	600	$950	$1.58	43d	1	1.08mi
3901 N 27th St Unit 3907 Milwaukee, WI	2.0	1.0	715	$895	$1.25	23d	1	1.13mi
500 W Hampton Ave Milwaukee, WI	2.0	1.0	710	$1,165	$1.64	12d	1	1.17mi
306 W Hampton Ave Milwaukee, WI	1.0	1.0	700	$1,200	$1.71	43d	1	1.29mi
1135 W Atkinson Ave Unit 8 Milwaukee, WI	1.0	1.0	600	$700	$1.17	43d	1	1.43mi
1135 W Atkinson Ave Unit 9 Milwaukee, WI	1.0	1.0	600	$700	$1.17	23d	1	1.43mi

Listing history 16 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   listed $89,900 Active
3. 2016-12-16
   historical 99-char remark

   Show marketing remark (99 chars)

   * * * Motivated Seller * * * Move in ready !Currently tenant occupied and paying $775 monthly.

4. 2016-11-03
   price $60,000 99-char remark

   Show marketing remark (99 chars)

   * * * Motivated Seller * * * Move in ready !Currently tenant occupied and paying $775 monthly.

5. 2016-10-13
   listed $65,000 Active 99-char remark

   Show marketing remark (99 chars)

   * * * Motivated Seller * * * Move in ready !Currently tenant occupied and paying $775 monthly.

6. 2014-06-17
   soldstatus $766,000
7. 2014-02-01
   listed $55,000 324-char remark

   Show marketing remark (324 chars)

   Great 2 bedroom home that has loads of features & updates. Partially finished basement, newer soffits, newer gutter leaf guards, newer roof (w/ 30yr shingles). Home also features a newer water heater, new living room and, newer kitchen floor, & upgraded electrical service. Great neighborhood, close to amenities.

8. 2014-02-01
   historical 324-char remark

   Show marketing remark (324 chars)

   Great 2 bedroom home that has loads of features & updates. Partially finished basement, newer soffits, newer gutter leaf guards, newer roof (w/ 30yr shingles). Home also features a newer water heater, new living room and, newer kitchen floor, & upgraded electrical service. Great neighborhood, close to amenities.

9. 2013-02-09
   listed $43,900
10. 2013-02-09
    historical
11. 2013-02-08
    historical
12. 2013-02-08
    listed $46,900
13. 2013-01-12
    historical
14. 2013-01-12
    listed $39,870
15. 2011-05-23
    soldstatus $32,000
16. 2000-10-05
    soldstatus $25,500

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$121/yr (+$10/mo · 8.5%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,855
• − Mortgage interest: −$5,036
• − Property taxes: −$1,421
• − Insurance: −$450
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,615
• Taxable income: $436
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $1,732/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

+252.5% since first listed

16 events — show timeline

• 2026-04-22 Pending — METROMLS
• 2026-04-17 Listed $89,900 METROMLS
• 2016-12-16 Listing Removed — METROMLS
• 2016-11-03 Price Changed $60,000 METROMLS
• 2016-10-13 Listed $65,000 METROMLS
• 2014-06-17 Sold (Public Records) $766,000 Public Records
• 2014-02-01 Listing Removed — METROMLS
• 2014-02-01 Listed $55,000 METROMLS
• 2013-02-09 Listing Removed — METROMLS
• 2013-02-09 Listed $43,900 METROMLS
• 2013-02-08 Listed $46,900 METROMLS
• 2013-02-08 Listing Removed — METROMLS
• 2013-01-12 Listed $39,870 METROMLS
• 2013-01-12 Listing Removed — METROMLS
• 2011-05-23 Sold (MLS) $32,000 METROMLS
• 2000-10-05 Sold (Public Records) $25,500 Public Records

Property tax history

-6.0%/yr

Latest (2024): $1,421 · -2.4% YoY. Source: county tax records.