2955-2957 N Holton St · Milwaukee, WI 53212

$174,900

None bd · None ba · — sqft · MultiFamily · 1 Days on market

Built 1915 Good condition 5,227 sqft lot

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Why this score? — see what drove the B- 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Schools +1.2/10.0
• 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

Fantastic investment opportunity in Milwaukee's Harambee neighborhood! This classic 1915 multi-family duplex features 2,181 sq ft of living space, perfectly laid out with 2 bedrooms and 1 full bath in each unit. Ideal for an investor looking to add to their portfolio or an owner-occupant looking to house hack and let renters pay the mortgage. The property boasts low-maintenance aluminum siding, a full block basement offering excellent storage space, and convenient off-street parking accessed via the rear alley. Situated in a highly accessible location close to downtown Milwaukee, public transit, local parks, and highway access.

Key facts

• Accessible location
• Multi-family duplex
• Full block basement

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY DUPLEX
• ALUMINUM SIDING
• FULL BLOCK BASEMENT
• OFF-STREET PARKING
• ACCESSIBLE LOCATION

Property features AI

Exterior

• Parking: Outdoor and off-street parking (inside parking noted)
• Utilities: Municipal water; Municipal sewer
• Home design: Multi-family duplex+; 1–2 stories
• Construction: Less than 1/2 acre lot (approximately 0.12 acre)
• Exterior features: Vinyl exterior; Zoned RT4 (residential)

Interior

• Bedrooms: Duplex with 2 units
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Full block basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive. Per door: $320/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.7% 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+, 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.
• Zoned schools: Riverside High (math 8% / reading 22%, grade F, #423 of 483 statewide, top 88%, 1,229 students, 78% FRL) — zoned schools at 78% FRL track the district average.
• Market conditions: Rents rising fast (+5.0%/yr); 129 active listings in the ZIP; 40 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).
• At $2,341/mo this rent would consume 59% 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 $1k of loan paydown is wiped out by about $5k 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 + 5.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

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. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.34% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.2

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
2940 N Holton St #2942	0.03mi	4/2.0	2,032	0mo	$195,000	$96	86
3026 N Pierce St	0.18mi	4/2.0	1,684	1mo	$77,000	$46	79
522 E Burleigh St	0.19mi	4/2.0	1,635	1mo	$160,000	$98	78
2816 N Pierce St #2818	0.24mi	6/2.5	2,175	0mo	$315,000	$145	76
3143 N Holton St #3145	0.24mi	7/2.0	2,623	1mo	$286,000	$109	76
3153 N Buffum St	0.26mi	5/2.0	2,598	1mo	$63,200	$24	75
2762 N Fratney St	0.32mi	4/2.5	2,522	1mo	$375,000	$149	72
3205 N 3rd St #3207	0.52mi	6/2.0	2,466	0mo	$194,000	$79	63
3037 N Dr William Finlayson St	0.60mi	6/2.0	1,922	0mo	$109,615	$57	60
3468 N Richards St	0.65mi	5/2.0	1,640	1mo	$230,000	$140	56
2438 N Pierce St	0.67mi	5/3.0	2,032	0mo	$265,000	$130	56
3015 N 6th St #3017	0.67mi	6/2.0	2,285	0mo	$218,000	$95	56

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $17,305
• Equity at exit: $26,078

10-year hold

• IRR: 19.6%
• Equity multiple: 2.80×
• Total profit: $88,296
• Equity at exit: $15,122

Cash invested: $48,972 (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: 129
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $641

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,340
Total (2 units)			$2,341

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 E Locust St Milwaukee, WI	3.0	1.0	3	$1,295	$431.67	23d	1	0.10mi
3029 N Holton St Milwaukee, WI	3.0	1.0	980	$1,200	$1.22	43d	1	0.12mi
3042 N Palmer St #2 Milwaukee, WI	1.0	1.0	573	$825	$1.44	23d	1	0.21mi
3042 N Palmer St #5 Milwaukee, WI	3.0	1.0	1718	$1,050	$0.61	23d	1	0.21mi
218 E Hadley St Milwaukee, WI	2.0	1.0	—	$995	—	14d	1	0.23mi
2808 N Palmer St Unit Lower Milwaukee, WI	2.0	1.0	1200	$875	$0.73	43d	1	0.23mi
2863 N Fratney St Unit 2863 Milwaukee, WI	3.0	1.0	—	$1,425	—	43d	1	0.23mi
2930 N 1st St Milwaukee, WI	2.0	1.0	—	$1,100	—	43d	1	0.24mi
2716A N Buffum St Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	21d	1	0.28mi
3037 N 1st St Milwaukee, WI	2.0	1.0	763	$990	$1.30	43d	1	0.30mi
2934 N Bremen St Milwaukee, WI	2.0	1.0	798	$1,398	$1.75	23d	1	0.30mi
2724 N Palmer St Milwaukee, WI	3.0	1.0	900	$1,300	$1.44	43d	1	0.31mi
2724 N Palmer St Milwaukee, WI	2.0	1.0	—	$1,200	—	23d	1	0.32mi
812 E Burleigh St Unit 1 Milwaukee, WI	2.0	1.0	—	$1,150	—	43d	1	0.32mi
3176 N Booth St Milwaukee, WI	2.0	1.0	—	$1,100	—	43d	1	0.33mi
605 E Auer Ave Milwaukee, WI	2.0	1.0	1200	$1,200	$1.00	10d	1	0.33mi
3211 N Buffum St Milwaukee, WI	2.0	1.0	2	$995	$497.50	43d	1	0.34mi
2772 N Bremen St Milwaukee, WI	2.0	1.0	900	$1,295	$1.44	43d	1	0.36mi
1000 E Locust St Apt 4 Milwaukee, WI	2.0	1.0	—	$995	—	4d	1	0.36mi
2772 N Bremen St #2774 Milwaukee, WI	3.0	1.0	1500	$1,795	$1.20	43d	1	0.36mi
3156 N 1st St Milwaukee, WI	2.0	1.0	900	$895	$0.99	43d	1	0.37mi
2719 N 1st St Milwaukee, WI	2.0	1.0	1300	$1,095	$0.84	14d	1	0.39mi
3228 N Achilles St Unit 3228A Milwaukee, WI	2.0	1.0	713	$895	$1.26	43d	1	0.40mi
3255 N Buffum St Unit 3255 Upper Milwaukee, WI	2.0	1.0	1100	$1,350	$1.23	43d	1	0.41mi
3244 N 1st St Milwaukee, WI	2.0	1.0	—	$1,000	—	23d	1	0.44mi
2761 N Humboldt Blvd Unit First Floor Milwaukee, WI	3.0	1.0	1236	$1,600	$1.29	17d	1	0.45mi
2626 N Fratney St Milwaukee, WI	2.0	1.0	—	$1,300	—	43d	1	0.46mi
2840 N Vel R Phillips Ave Milwaukee, WI	2.0	1.0	—	$1,100	—	17d	1	0.48mi
3248 N 2nd St Unit 2 Milwaukee, WI	2.0	1.0	—	$1,250	—	4d	1	0.49mi
2536 N Richards St Unit 1ST Milwaukee, WI	2.0	1.0	1200	$950	$0.79	43d	1	0.51mi
3352 N Richards St Unit Second floor Milwaukee, WI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.52mi
2636 N Weil St Milwaukee, WI	2.0	1.0	900	$1,100	$1.22	2d	1	0.53mi
2524 N Hubbard St Unit 2524A Upper Milwaukee, WI	1.0	1.0	514	$795	$1.55	43d	1	0.54mi
2507 N Buffum St Milwaukee, WI	3.0	1.0	1300	$1,375	$1.06	19d	1	0.55mi
919 E Clarke St Unit 4 Milwaukee, WI	2.0	1.0	1000	$1,295	$1.29	43d	1	0.55mi
524 E Wright St Milwaukee, WI	3.0	1.0	900	$1,275	$1.42	14d	1	0.55mi
3368 N Booth St #3374 Milwaukee, WI	2.0	1.0	900	$950	$1.06	43d	1	0.56mi
3368 N Booth St #3374 Milwaukee, WI	2.0	1.0	900	$950	$1.06	23d	1	0.56mi
3373 N Richards St Milwaukee, WI	2.0	1.0	950	$1,150	$1.21	23d	1	0.56mi
436 W Burleigh St Unit A Milwaukee, WI	2.0	1.0	—	$1,300	—	12d	1	0.57mi

Listing history 2 events

1. 2026-06-02
   remarks 635-char remark
2. 2026-06-02
   listed $174,900 Active 1 DOM

ⓘ 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 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: $28,092
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$5,088
• Taxable income: $5,214
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $6,437/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 · 12 photos

Good 80/100 Cosmetic rehab

This classic 1915 multi-family duplex in Milwaukee's Harambee neighborhood is in good condition with minimal repairs needed. It offers a great investment opportunity with low-maintenance features and excellent curb appeal.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Rental HVAC maintenance — Ensures the HVAC system is functioning properly and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Rental HVAC maintenance — Ensures the HVAC system is functioning properly and energy-efficient. ↑

ⓘ 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

1 event — show timeline

• 2026-06-02 Listed $174,900 METROMLS