4250 N 49th St · Milwaukee, WI 53216

$139,900

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 69 Days on market

Built 1947 4,791 sqft lot $111/sqft · 16% below area Est $167k · 16% 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 +17.4/30.0
• ARV discount +14.8/15.0
• Appreciation +5.7/10.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Nice 3BR all brick Cape Cod in handy location features; newer roof, nice yard, one car garage and full basement. Long time rental property is and has been occupied by the same person for a long time.

Key facts

• One car garage
• Newer roof
• Full basement

Tags

• NEWER ROOF
• FULL BASEMENT
• ONE CAR GARAGE
• NICE YARD

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 $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (0.5% below list).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (+7.0%/yr); 130 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 36% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($967 loan paydown + $2k appreciation (1.3% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 7.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 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 $38k; list at $140k implies a 263% 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 69 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: 0.99% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (median comp): $166,869
• List price: $139,900
• Delta: -16.16%
• 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
4150 N 46th St	0.22mi	3/2.0	1,275 (+1%)	0mo	$170,000	$133	84
4314 N 48 St	0.09mi	3/1.0	1,128 (-10%)	1mo	$133,000	$118	77
4278 N 52nd St	0.19mi	3/1.0	1,161 (-8%)	2mo	$115,000	$99	77
3876 N 52nd St	0.50mi	3/1.0	1,312 (+4%)	2mo	$133,000	$101	68
4713 N 53rd St	0.63mi	3/1.0	1,249 (-1%)	2mo	$130,000	$104	68
4143 N 40th St	0.57mi	3/1.0	1,309 (+4%)	1mo	$130,000	$99	66
4132 N 51st Blvd	0.19mi	3/1.5	1,076 (-15%)	0mo	$100,000	$93	64
3919 N 58th St	0.71mi	3/2.0	1,277 (+1%)	1mo	$150,000	$117	60
4460 N 42nd St	0.55mi	3/1.5	1,139 (-10%)	2mo	$131,000	$115	55
4315 N 40th St	0.57mi	3/1.0	1,117 (-11%)	2mo	$102,500	$92	53
4102 W Capitol Dr	0.59mi	3/1.0	1,077 (-14%)	2mo	$128,000	$119	47
4153 N 60th St	0.66mi	3/1.0	1,422 (+13%)	2mo	$150,000	$105	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.33% appreciation · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.44×
• Total profit: $17,431
• Equity at exit: $50,165

10-year hold

• IRR: 14.6%
• Equity multiple: 3.02×
• Total profit: $79,059
• Equity at exit: $68,566

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 53216

• Home prices YoY: 0.3%
• Rents YoY: 7.0%
• Active inventory: 130
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$734
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $105

Break-even live

Break-even rent $1,259

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $184	-5% $144	+0% $105	+5% $65	+10% $26
Rent	-10% $-5	-5% $50	+0% $105	+5% $160	+10% $215
Rate	-1.0pp $175	-0.5pp $140	base $105	+0.5pp $69	+1.0pp $32

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 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	44d	1	0.20mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	44d	1	0.39mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	44d	1	0.48mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	24d	1	0.58mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	44d	1	0.59mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	24d	1	0.61mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	44d	1	0.61mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	13d	1	0.62mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	44d	1	0.62mi
3629 N 53rd St Unit (Downstairs) Milwaukee, WI	2.0	1.0	1600	$1,275	$0.80	44d	1	0.81mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	15d	1	0.84mi
4079 N 63rd St Milwaukee, WI	3.0	1.0	1600	$1,595	$1.00	21d	1	0.89mi
5137 W Keefe Ave Unit 5137 Milwaukee, WI	2.0	1.0	1000	$1,550	$1.55	4d	1	0.90mi
3871-3873 N 36th St Unit 3871 Milwaukee, WI	2.0	1.0	987	$950	$0.96	24d	1	0.93mi
3606 N 41st St Unit 3608 Milwaukee, WI	2.0	1.0	1095	$975	$0.89	44d	1	0.95mi
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	5d	1	0.97mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	44d	1	1.01mi
5073 N 48th St Milwaukee, WI	4.0	1.0	1152	$1,595	$1.38	15d	1	1.03mi
3630 W Nash St Milwaukee, WI	2.0	1.0	1000	$1,200	$1.20	24d	1	1.03mi
3340 N 44th St Milwaukee, WI	2.0	1.0	900	$1,295	$1.44	13d	1	1.07mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	18d	1	1.15mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	24d	1	1.15mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	24d	1	1.16mi
4153 N 68th St Milwaukee, WI	3.0	1.0	1025	$1,700	$1.66	44d	1	1.19mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	44d	1	1.20mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	22d	1	1.30mi
3155 N 52nd St Milwaukee, WI	3.0	2.0	1300	$1,400	$1.08	44d	1	1.30mi
3214 N 41st St Milwaukee, WI	2.0	1.0	900	$1,250	$1.39	44d	1	1.31mi
6813 W Hampton Ave Unit Rear (Unit B) Milwaukee, WI	3.0	2.0	1600	$1,350	$0.84	24d	1	1.36mi
3072 N 49th St Unit 3072- 3 Milwaukee, WI	2.0	1.0	1000	$950	$0.95	44d	1	1.38mi
3072 N 49th St Milwaukee, WI	2.0	1.0	1000	$950	$0.95	17d	1	1.38mi
3066 N 49th St Unit 3066-5 Milwaukee, WI	2.0	1.0	1100	$950	$0.86	44d	1	1.39mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	24d	1	1.39mi
3122 N 42nd St Milwaukee, WI	3.0	1.0	1323	$1,495	$1.13	5d	1	1.40mi
4227 N 26th St Milwaukee, WI	2.0	1.0	950	$1,000	$1.05	18d	1	1.42mi
3148 N 39th St Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.43mi
3148 N 39th St Unit 1 Milwaukee, WI	2.0	1.0	1000	$1,100	$1.10	15d	1	1.43mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	13d	1	1.45mi
2976 N 49th St Milwaukee, WI	3.0	1.0	1700	$1,300	$0.76	18d	1	1.50mi

Listing history 19 events

1. 2026-06-17
   status $139,900 Pending 69 DOM
2. 2026-06-17
   days on market $139,900 Active 69 DOM
3. 2026-06-16
   days on market $139,900 Active 68 DOM
4. 2026-06-15
   days on market $139,900 Active 67 DOM
5. 2026-06-13
   days on market $139,900 Active 65 DOM
6. 2026-06-13
   days on market $139,900 Active 64 DOM
7. 2026-06-09
   days on market $139,900 Active 61 DOM
8. 2026-06-08
   days on market $139,900 Active 60 DOM
9. 2026-06-07
   days on market $139,900 Active 59 DOM
10. 2026-06-05
    days on market $139,900 Active 56 DOM
11. 2026-06-03
    days on market $139,900 Active 55 DOM
12. 2026-06-02
    days on market $139,900 Active 54 DOM
13. 2026-06-01
    days on market $139,900 Active 53 DOM
14. 2026-05-31
    days on market $139,900 Active 52 DOM
15. 2026-04-24
    price $139,900 199-char remark

    Show marketing remark (199 chars)

    Nice 3BR all brick Cape Cod in handy location features; newer roof, nice yard, one car garage and full basement. Long time rental property is and has been occupied by the same person for a long time.

16. 2026-04-09
    listed $149,900 Active 199-char remark

    Show marketing remark (199 chars)

    Nice 3BR all brick Cape Cod in handy location features; newer roof, nice yard, one car garage and full basement. Long time rental property is and has been occupied by the same person for a long time.

17. 2013-01-27
    listed $48,500 360-char remark

    Show marketing remark (360 chars)

    Great opportunity to buys a solid, well maintained home at a super price. Not a short sale or foreclosure. Updates include roof on house '09, awnings '07, 100 AMP electrical service '10, hot water heater '05. Five minutes drive to St. Joseph hospital. Don't miss this chance to buy for less than you can rent. Home Warranty provided for buyer's peace of mind.

18. 2013-01-27
    historical 360-char remark

    Show marketing remark (360 chars)

    Great opportunity to buys a solid, well maintained home at a super price. Not a short sale or foreclosure. Updates include roof on house '09, awnings '07, 100 AMP electrical service '10, hot water heater '05. Five minutes drive to St. Joseph hospital. Don't miss this chance to buy for less than you can rent. Home Warranty provided for buyer's peace of mind.

19. 2011-09-09
    soldstatus $38,500 360-char remark

    Show marketing remark (360 chars)

    Great opportunity to buys a solid, well maintained home at a super price. Not a short sale or foreclosure. Updates include roof on house '09, awnings '07, 100 AMP electrical service '10, hot water heater '05. Five minutes drive to St. Joseph hospital. Don't miss this chance to buy for less than you can rent. Home Warranty provided for buyer's peace of mind.

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $2,510 · $209/mo
• Expected delta: +$78/yr (+$6/mo · 3.2%)

ⓘ 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: $16,700
• − Mortgage interest: −$7,837
• − Property taxes: −$2,432
• − Insurance: −$700
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,070
• Taxable loss: −$1,010
• Est. tax savings @ 24.0%: +$242
• After-tax cash flow: $1,500/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): 30,345
• Household income: $46,752
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2202.0

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 (81%)
• Race & ethnicity: Black 81% White 9% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 1%
• Foreign-born: 3% · Canada, Philippines, China
• Languages at home: 93% English-only · Spanish 4% 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: ▲ 1.33%
• Current HPI: 381.0954
• Rent YoY: ▲ 7.01%
• 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

+263.4% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $139,900 METROMLS
• 2026-04-09 Listed $149,900 METROMLS
• 2013-01-27 Listing Removed — METROMLS
• 2013-01-27 Listed $48,500 METROMLS
• 2011-09-09 Sold (MLS) $38,500 METROMLS

Property tax history

+2.2%/yr

Latest (2024): $2,432 · +12.5% YoY. Source: county tax records.