1705 S 71st St #1707 · West Allis, WI 53214

$260,000

4 bd · 2.0 ba · 1,197 sqft · MultiFamily · 2 Days on market

Built 1903 Fair condition 3,484 sqft lot Est $238k · 9% over

---

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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• ARV discount +3.4/15.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• 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

Bring your ideas and make this charming duplex your very own. Great location downtown West Allis, minutes away from freeway, shopping centers, and statefair park and much more. Whether you're an owner occupant or an investor looking for your next investment this is a great property.

Key facts

• Statefair park
• Shopping centers
• Charming duplex

Tags

• CHARMING DUPLEX
• MINUTES AWAY FROM FREEWAY
• SHOPPING CENTERS
• STATEFAIR PARK

Property features AI

Finance

• Other: Includes 2 refrigerators and 2 stoves

Exterior

• Parking: Detached 2-car garage with opener; Additional 1 parking space
• Utilities: Municipal water; Municipal sewer; 2 electric meters; 2 gas meters
• Home design: 2-story duplex; Multi-family property; Zoned RT1; Lot under 1/2 acre (approx. 0.08 acre)
• Construction: Block foundation
• Exterior features: Vinyl exterior

Interior

• Kitchen: Unit 2 kitchen on upper level (approx. 12 x 12)
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms (master on upper level, approx. 10 x 10)
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath
• Interior features: Full block basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $260k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive. Per door: $285/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 8.9% vs local median 4.3% in West Allis — 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 79/100 on livability (#69 in WI, #1,958 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,996/mo this rent would consume 59% of the median local household income ($61k/yr) (locally 1377% 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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 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 $170k; list at $260k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,000

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $238,203
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7749 W Rogers St	0.51mi	4/2.0	1,182 (-1%)	5mo	$200,000	$169	70
2219 S 70th St #2221	0.54mi	3/2.0 (-1)	1,224 (+2%)	1mo	$250,000	$204	65
1520 S 73rd St #1522	0.19mi	3/2.0 (-1)	1,309 (+9%)	8mo	$239,000	$183	63
1948 S 70th St #1950	0.23mi	3/2.0 (-1)	1,321 (+10%)	7mo	$227,900	$173	61
7024 W Lincoln Ave	0.62mi	4/2.0	1,260 (+5%)	1mo	$210,000	$167	61
916 S 75th St	0.71mi	4/2.0	1,232 (+3%)	2mo	$270,000	$219	61
1331 S 64th St	0.61mi	4/2.0	1,309 (+9%)	2mo	$310,000	$237	54
1731 S 60th St	0.70mi	3/2.0 (-1)	1,122 (-6%)	5mo	$246,000	$219	48
1646 S 82nd St #1648	0.62mi	3/2.0 (-1)	1,306 (+9%)	13mo	$260,000	$199	40
2132 S 75th St #2134	0.49mi	4/2.0	1,359 (+14%)	21mo	$260,000	$191	37
1204 S 64th St #1202	0.69mi	4/2.0	1,309 (+9%)	21mo	$260,000	$199	35
7407 W Madison St	0.47mi	3/2.0 (-1)	1,344 (+12%)	23mo	$241,000	$179	34

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: 3.4%
• Equity multiple: 1.14×
• Total profit: $10,053
• Equity at exit: $38,767

10-year hold

• IRR: 17.2%
• Equity multiple: 2.75×
• Total profit: $127,751
• Equity at exit: $22,480

Cash invested: $72,800 (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: 14.5×

Monthly cashflow live

• Estimated rent: $2,996 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $570

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,996
Total (2 units)			$2,996

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1732 S 71st St Unit 1732 West Allis, WI	3.0	1.0	912	$1,795	$1.97	12d	1	0.05mi
2122 S 77th St Milwaukee, WI	4.0	1.5	1434	$1,895	$1.32	14d	1	0.54mi
1301 S 63rd St Uppr -6307 West Allis, WI	3.0	1.0	1150	$1,650	$1.43	24d	1	0.70mi
8530 W National Ave West Allis, WI	1.0–3.0	1.0–2.0	1037	$3,050	$2.94	2d	6	0.90mi
1427 S 86th St West Allis, WI	3.0	1.0	998	$1,399	$1.40	12d	1	0.94mi
642 S 66th St Milwaukee, WI	3.0	1.0	1059	$1,770	$1.67	17d	1	0.98mi
638 S 66th St Milwaukee, WI	3.0	1.0	1104	$1,795	$1.63	15d	1	0.98mi
5832 W Walker St Milwaukee, WI	3.0	1.0	981	$1,300	$1.33	24d	1	1.09mi
7745 W Beloit Rd Milwaukee, WI	3.0	1.5	1500	$1,875	$1.25	3d	1	1.19mi

Listing history 4 events

1. 2026-05-31
   status $260,000 Pending 2 DOM
2. 2026-05-28
   listed $260,000 Active
3. 2026-05-21
   soldstatus $170,000
4. 2026-05-04
   listed $180,000

ⓘ 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 ≥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: $35,952
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,876
• − Management: −$2,876
• − Depreciation: −$7,564
• Taxable income: $2,872
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $6,151/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 · 1 photo

Fair 45/100 Moderate rehab

This two-unit property requires moderate renovations, focusing on exterior repairs and maintenance to enhance its resale and rental value.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Major Roof — Aged appearance

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Replace exterior siding — Improves home's appearance and value
• Both Replace roof — Essential for long-term durability and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Roof · Aged appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Replace exterior siding — Improves home's appearance and value ↑
• Both Replace roof — Essential for long-term durability and value ↑

ⓘ 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: 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 Allis

• Score: 79/100
• State rank: #69
• US rank: #1958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Allis, WI
• County: Milwaukee County · 926,379 people
• City population: 57,365
• 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

+44.4% since first listed

3 events — show timeline

• 2026-05-28 Listed $260,000 METROMLS
• 2026-05-21 Sold (MLS) $170,000 METROMLS
• 2026-05-04 Listed $180,000 METROMLS