Market study for the owner · Riverwest, Milwaukee 53212
2600-2604 N Booth St
6 units, 7,868 SF, bought 2026-01-26 at $850,000. Where it stands in the 2026 market, by the numbers, every figure sourced. photo source
Market study for the owner · Riverwest, Milwaukee 53212
6 units, 7,868 SF, bought 2026-01-26 at $850,000. Where it stands in the 2026 market, by the numbers, every figure sourced. photo source
The property in pictures (29 photos recovered from the 2025 sale listing)
| 2600-2604 N Booth St (also fronting 808/810 E Clarke St) | 6 units: 3x2BR apartments + 3xCOMM (bakery, acupuncture clinic, salon) | 7,868 SF GBA (7,011 SF NRA) | $850,000 · 2026-01-26 (RETR Doc 11572508) | $108.03/SF GBA · $121.24/SF NRA · $141,667/unit | Assessed $838,300 (2025) |
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SF basis note: SF basis = assessor GBA/Fin area 7,868 SF (appraiser GBA agrees) -> $108.03/SF. Appraiser NRA is 7,011 SF total (commercial 3,100 + apartments 3,911) -> $121.24/SF on NRA; GBA vs NRA changes the per-SF figure and both are shown wherever it appears. plan-v2.md's '$131.5/SF building-SF basis' is not reproducible from documented SF (7,868 or 7,011) and is NOT used (P1c flag carried). source note
Market evidence · rents
2026 comps in duplex and small multifamily buildings of 2 to 6 units only. Subject rows are highlighted. Click any column header to sort (the default order sorts by rent per square foot). Listing history is carried because it is what separates a real comp from an asking number.
| Property | Unit | Built | Avg SF | Low Market Rent | High Market Rent | Avg Market Rent | Avg Rent PSF | Occupancy | Heat | Amenities | Listed | DOM | Price changes | Rented or removed | Source |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2600-2604 N Booth St (subject, apartments , in place) | 3x 2BR (1,440 / 1,050 / 1,421 SF) | 1880 | 1,304.0 SF | $1,325 | $1,495 | $1,398 | $1.07/SF/mo | 100% leased (appraisal, Jan 2026) | tenant pays electricity and heat | rooftop decks (2nd/3rd floor), new windows, updated finishes, appliances incl. W/D | no evidence found (2026-01-12 (appraisal effective)) | no evidence found (2026-01-12 (appraisal effective)) | no evidence found (2026-01-12 (appraisal effective)) | no evidence found (2026-01-12 (appraisal effective)) | source note |
| 2600-2604 N Booth St (subject, apartments , pro forma (market)) | 3x 2BR (1,440 / 1,050 / 1,421 SF) | 1880 | 1,304.0 SF | $1,495 | $1,800 | $1,698 | $1.30/SF/mo | 100% leased (appraisal, Jan 2026) | tenant pays electricity and heat | rooftop decks (2nd/3rd floor), new windows, updated finishes, appliances incl. W/D | no evidence found (2026-01-12 (appraisal effective)) | no evidence found (2026-01-12 (appraisal effective)) | no evidence found (2026-01-12 (appraisal effective)) | no evidence found (2026-01-12 (appraisal effective)) | source note |
| 2105 N Booth St Unit 1 - 2105 N Booth St | 2BR/1BA (unit 2105-1) | no evidence found (no evidence found (2026-10-06); active 2026-10-06 (rentalsource index '2 days ago')) | 1,000 SF | $1,799 | $1,799 | $1,799 | $1.80/SF/mo | 1 unit available (2026-10-06) | trash collection included; heat/electric no evidence found (2026-10-06) | wood plank flooring, central A/C, in-unit washer/dryer, granite counters, stainless GE appliances incl. dishwasher, marble shower, walk-in closet, garage parking available, shared balcony, storage locker, pet friendly | no evidence found (2026-10-06); active 2026-10-06 (rentalsource index '2 days ago') | no evidence found (no evidence found (2026-10-06); active 2026-10-06 (rentalsource index '2 days ago')) | no evidence found (no evidence found (2026-10-06); active 2026-10-06 (rentalsource index '2 days ago')) | no evidence found (no evidence found (2026-10-06); active 2026-10-06 (rentalsource index '2 days ago')) | source live |
| 2204 N Booth St Lower - 2204 N Booth St | 2BR/1.5BA lower | no evidence found (no evidence found (2026-10-06); active 2026-10-06) | 1,300 SF | $1,950 | $1,950 | $1,950 | $1.50/SF/mo | available now (2-unit building; 1 listed) | garbage, water, sewage included (CollegeRentals 'Other'); heat/electric no evidence found (2026-10-06) | hardwood floors, central A/C, in-unit washer/dryer, dishwasher, microwave, garage space + off-street parking, large kitchen, next to park, 1 month free concession | no evidence found (2026-10-06); active 2026-10-06 | no evidence found (no evidence found (2026-10-06); active 2026-10-06) | undated (before 2026-10-06): Zumper search-index snippet read $1,895/mo; page read $1,950/mo on 2026-10-06 | no evidence found (no evidence found (2026-10-06); active 2026-10-06) | source live |
| 2822 N Fratney St #A - 2822 N Fratney St | 2BR/1BA lower (remodeled) | no evidence found (no evidence found (2026-10-06) for the 2026 cycle; Zillow shows prior cycle date on market 8/18/2025) | 905 SF | $1,500 | $1,545 | $1,522 | $1.68/SF/mo | leased/pending as of 2026-10-06 (ForRent: 'Check Back Soon for Upcoming Availability') | garbage, water, lawn care, snow removal included; baseboard heat; utilities fee required (Zillow) | remodeled kitchen and bathroom, hardwood floors in living/dining/both bedrooms, storage, fenced back yard, free parking space in locked garage | no evidence found (2026-10-06) for the 2026 cycle; Zillow shows prior cycle date on market 8/18/2025 | no evidence found (no evidence found (2026-10-06) for the 2026 cycle; Zillow shows prior cycle date on market 8/18/2025) | Zumper rent history: rented 6 years ago at $1,500/mo; undated 2026: Zumper title $1,500/mo -> ForRent $1,545 'Total Monthly Price' (Last Updated: 2 Wks Ago) | no longer available as of 2026-10-06 (date not shown) | source live |
| 914 E Townsend St Upper - 914 E Townsend St | 2BR/1BA upper | no evidence found (2026-09-30) | 1,150 SF | $1,400 | $1,400 | $1,400 | $1.22/SF/mo | active 2026-10-06 | owner pays water, trash, recycling (Zillow); tenant heat/electric no evidence found (2026-10-06) | newly refinished hardwood floors, fresh paint, remodeled kitchen with new cabinets/stove/dishwasher/microwave, pantry, linen closet, washer/dryer in basement, large front porch, small rear porch, street parking | 2026-09-30 | 6 days | no evidence found (2026-09-30) | no evidence found (2026-09-30) | source live |
| 2611 N Humboldt Blvd - 2611 N Humboldt Blvd | 3BR/1BA (third-floor studio space noted) | no evidence found (2026-05-23) | 1,400 SF | $1,550 | $1,550 | $1,550 | $1.11/SF/mo | listing removed 2026-06-10 (leased or withdrawn, not stated) | electricity and gas not included in rent (Zillow) | hardwood, ceiling fans, porch, detached off-street parking, natural wood work, stained/leaded glass, garden, bicycle storage, additional third-floor studio space | 2026-05-23 | 18 days | none (no price change events between listing and removal) | 2026-06-10 | source live |
| 2138 N Buffum St Lower - 2138 N Buffum St | 2BR/1BA lower (two-unit property) | 2004 | 1,200 SF | $1,625 | $1,625 | $1,625 | $1.35/SF/mo | active 2026-10-06 (two-unit property, 1 unit for rent) | sewer and trash included; off-street parking included (listing); heat/electric no evidence found (2026-10-06) | completely renovated, new vinyl plank flooring, central air, private in-unit laundry, quartz counters, stainless appliances, dishwasher, oversized pantry with barn door, double-sink vanity, tiled shower, off-street parking, shared fenced yard and deck, pets welcome | 2026-09-10 | 26 days | appraisal seed (Jan 2026): same lower unit offered at $2,000/mo on 1,252 SF ($1.59/SF); fresh 2026 listing at $1,625 on ~1,200 SF | no evidence found (2026-09-10) | source live |
| 2518 N Humboldt Blvd (units 2518 + 2518 Lower) - 2518 N Humboldt Blvd | 2BR/1BA upper (unit 2518) + 2BR/1BA lower (unit 2518 Lower) | 1911 | 1,246 SF | $1,275 | $1,550 | $1,412 | $1.13/SF/mo | both units listed (Oct 2026); Lower shows rent withheld ('-') on Zumper = pending/leased, checked 2026-10-06 | no evidence found (2026-10-06) | on-site laundry, garage parking (Lower), large floor plan (1,246 SF) | unit 2518: Zillow/HotPads page dated 2026-05-23; Lower 'Updated 5+ Days Ago' on 2026-10-06 | no evidence found (unit 2518: Zillow/HotPads page dated 2026-05-23; Lower 'Updated 5+ Days Ago' on 2026-10-06) | Lower: Zumper search-index title $1,275/mo; page rent hidden on 2026-10-06; unit 2518: Apartments.com/ForRent 'starting at $1,550' (ForRent SF note: 1,350 SF) | no evidence found (unit 2518: Zillow/HotPads page dated 2026-05-23; Lower 'Updated 5+ Days Ago' on 2026-10-06) | source live |
| 2846 N Holton St 2846A Upper (4 Family) - 2846-2848 N Holton St | 2BR/1BA upper (2846A) | no evidence found (no evidence found (2026-10-06)) | 870 SF | $950 | $950 | $950 | $1.09/SF/mo | 1 of 4 units available (Zillow '1 units available', 2026-10-06) | no evidence found (2026-10-06) | off-street parking, range/refrigerator included, full basement, pet friendly | no evidence found (2026-10-06) | no evidence found (no evidence found (2026-10-06)) | no evidence found (no evidence found (2026-10-06)) | no evidence found (no evidence found (2026-10-06)) | source live |
| 3015-3015B N Pierce St (Duplex + Back House) - 3015-3015b N Pierce St | 3BR/1BA lower (888 SF) + 3BR/1BA upper (1,650 SF) | no evidence found (no evidence found (2026-10-06)) | 1,269 SF | $1,395 | $1,495 | $1,445 | $1.14/SF/mo | 2 units available 2026-10-06 (3-unit property: duplex + back house) | no evidence found (2026-10-06) | city views, washer/dryer hookup, private balcony, stove and fridge, coin laundry on-site, dishwasher, microwave; no pets | no evidence found (2026-10-06) | no evidence found (no evidence found (2026-10-06)) | no evidence found (no evidence found (2026-10-06)) | no evidence found (no evidence found (2026-10-06)) | source live |
| 3228 N Achilles St Lower (Duplex) - 3228 N Achilles St | 2BR/1BA lower | no evidence found (no evidence found (2026-10-06)) | 1,000 SF | $945 | $945 | $945 | $0.94/SF/mo | 1 unit available 2026-10-06 | no evidence found (2026-10-06) | no evidence found beyond listing card (2026-10-06) | no evidence found (2026-10-06) | no evidence found (no evidence found (2026-10-06)) | no evidence found (no evidence found (2026-10-06)) | no evidence found (no evidence found (2026-10-06)) | source live |
| 3314 N Buffum St 3314A Upper (Duplex) - 3314 N Buffum St | 2BR/1BA upper (3314A) | no evidence found (no evidence found (2026-10-06)) | 903 SF | $845 | $845 | $845 | $0.94/SF/mo | 1 unit available 2026-10-06 | no evidence found (2026-10-06) | no evidence found beyond listing card (2026-10-06) | no evidence found (2026-10-06) | no evidence found (no evidence found (2026-10-06)) | no evidence found (no evidence found (2026-10-06)) | no evidence found (no evidence found (2026-10-06)) | source live |
| Charming 3 Apartments - 2920 N Bremen St | 3BR/1BA (1 unit available; 3-unit building) | no evidence found (no evidence found (2026-10-06); listed/modified current Oct 2026) | 950 SF | $1,675 | $1,675 | $1,675 | $1.76/SF/mo | 1 unit available 2026-10-06 (3-unit building) | no evidence found (2026-10-06) | refrigerator and stove included, washer/dryer hookups, pet friendly, near Black Husky Brewing/Riverscreen Park/Urban Ecology Center | no evidence found (2026-10-06); listed/modified current Oct 2026 | no evidence found (no evidence found (2026-10-06); listed/modified current Oct 2026) | no evidence found (no evidence found (2026-10-06); listed/modified current Oct 2026) | no evidence found (no evidence found (2026-10-06); listed/modified current Oct 2026) | source live |
| 825 E Clarke St (upper duplex) - 825 E Clarke St | 2BR/1BA upper (1.5-story sided duplex; garage stall included) | 1890 | 850 SF | $900 | $1,150 | $1,025 | $1.21/SF/mo | listing removed 2026-02-19 (leased or withdrawn, not stated) | tenant pays electricity and heat (appraisal, Jan 2026) | shared garage stall included, updated unit, shared washer/dryer | 2025-12-05 | 76 days | 2026-01-16 PriceChange $1,150 -> $1,050 (-9%); 2026-01-29 PriceChange $1,050 -> $1,000 (-5%); 2026-02-12 PriceChange $1,000 -> $900 (-10%) | 2026-02-19 | source live |
| 2332 N Holton St #2332 - 2332 N Holton St | 2BR/1BA upper (5-unit building) | 1895 | 1,105 SF | $1,590 | $1,590 | $1,590 | $1.44/SF/mo | listing removed 2026-02-22 (leased or withdrawn, not stated) | tenant pays electricity and heat (appraisal, Jan 2026) | dishwasher, in-unit washer and dryer, balconies, access to attic, painted front porch | 2026-01-09 | 44 days | none (no price change events between listing and removal) | 2026-02-22 | source live |
Columns follow the Whitney Point OM rent comparable summary, plus listing history. Gaps read “no evidence found” with the row date. 16 rows: 2 subject, 14 comps.
Market evidence · rents
Neighborhood retail and service space. The five fit criteria (size, frontage and visibility, traffic, neighborhood, condition) each carry their own column, so the score is visible, not asserted.
| Property | SF | Asking $/SF/yr | Asking $/mo | Potential $/SF/yr | Lease structure | Add-ons $/SF | VPD (documented) | Traffic tier | Foot traffic (documented) | Frontage / visibility | Neighborhood | Condition | Source |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2600-2604 N Booth St (subject commercial) , Paige Cross (Bakery), 2604 N Booth St | 1,000 SF | $14.40/SF/yr | $1,200/mo | $14.40/SF/yr | modified gross (landlord pays taxes, insurance, CAM, structural repairs, sewer/water) | no evidence found (2026-11-30) | no WisDOT AADT on N Booth St or E Clarke St (2026-10-06); nearest counted roads used for comps | none (2026-11-30) | Riverwest commercial corner; no source pedestrian count (2026-10-06) | corner exposure, N Booth St + E Clarke St frontage (~120' E Clarke, ~50' N Booth) | Riverwest (53212) | owner-confirmed great shape; updated finishes (MISSION rule 1) | source note |
| 2600-2604 N Booth St (subject commercial) , Anne Putra (Acupuncture clinic), 2600 N Booth St + 808 E Clarke St | 1,600 SF | $10.12/SF/yr | $1,350/mo | $14.00/SF/yr | 1 yr term to 2026-07-31 (rent never adjusted after tenant expanded into 808 E Clarke) | no evidence found (2026-07-31) | no WisDOT AADT on N Booth St or E Clarke St (2026-10-06); nearest counted roads used for comps | none (2026-07-31) | Riverwest commercial corner; no source pedestrian count (2026-10-06) | corner exposure, N Booth St + E Clarke St frontage (~120' E Clarke, ~50' N Booth) | Riverwest (53212) | owner-confirmed great shape; updated finishes (MISSION rule 1) | source note |
| 2600-2604 N Booth St (subject commercial) , Erica Johnson (Salon), 810 E Clarke St | 500 SF | $18.36/SF/yr | $765/mo | $18.36/SF/yr | 3-yr term | no evidence found (2027-09-30) | no WisDOT AADT on N Booth St or E Clarke St (2026-10-06); nearest counted roads used for comps | none (2027-09-30) | Riverwest commercial corner; no source pedestrian count (2026-10-06) | corner exposure, N Booth St + E Clarke St frontage (~120' E Clarke, ~50' N Booth) | Riverwest (53212) | owner-confirmed great shape; updated finishes (MISSION rule 1) | source note |
| Riverworks Commons, 3901-3925 N Richards St (unit 1,447 SF) | 1,447 SF | $14.00/SF/yr | $1,688/mo | no evidence found (2026-09-23 (LoopNet last updated); Bieck page live 2026-10-06) | NNN (triple net); add-ons billed separately | $6.37/SF | 6,000 AADT (2023) at N Richards St south of STH 190 Capitol Dr, station 402951, 35 m away; Capitol Dr 26,600 AADT (2023) 179 m away. WisDOT Traffic Counts (TCMap), AADT via dotmaps.wi.gov ArcGIS REST agohub/TRAFFIC_COUNTS (queried 2026-10-06) | Low (derived from documented AADT) | Inside the Riverworks Business Improvement District (Bieck Management page); Capitol Dr arterial (23,800-26,600 AADT) two blocks north. MCTS Capitol Dr service per ridemcts.com. | In-line shop in 21,000-21,336 SF Riverworks Commons center off Capitol Dr/Richards St; 'Partially Built-Out as Standard Retail Space' (LoopNet). | Williamsburg Heights / Riverwest edge (53212) | 2003-built center; space 'Partially Built-Out as Standard Retail Space' (LoopNet). | source live |
| 1515 E North Ave (former restaurant space) | 1,620 SF | $30.00/SF/yr | $4,050/mo | no evidence found (2026-09-11 (Crexi API) / 2026-09-02 (commercialcafe)) | NNN (triple net); operating expenses $8.00/SF per CBRE brochure (Dec 2025) | $8.00/SF | 20,300 AADT (2023) NORTH AVE BTWN OAKLAND & BARTLETT AVES, station 405058, 212 m away; 18,400 (2023) E NORTH AVE E OF N COMMERCE ST. WisDOT Traffic Counts (TCMap), AADT via dotmaps.wi.gov ArcGIS REST agohub/TRAFFIC_COUNTS (queried 2026-10-06) | High (derived from documented AADT) | E North Ave arterial (18,400-20,300 AADT). MCTS Route 21 'North Avenue' serves the corridor (ridemcts.com/routes-schedules/21). | Free-standing 1,620 SF restaurant building on 0.22-acre lot at E North Ave; 10 parking spaces (6.17/1,000 SF) (commercialcafe). | Lower East Side (53202) | Built 1973; restaurant build-out (commercialcafe). | source live |
| 1845 N Farwell Ave (East Side Office Plaza) | 950 SF | $14.00/SF/yr | $1,108/mo | no evidence found (2026-10-03 (LoopNet last updated)) | FSG (full-service gross): 'Gross Lease includes all utilities, taxes and operating expenses' | no evidence found (2026-10-03 (LoopNet last updated)) | 6,500-9,500 AADT (2023) STH 32 (N Farwell Ave) south of E Kane Pl, stations 404167/404168, 33-141 m away. WisDOT Traffic Counts (TCMap), AADT via dotmaps.wi.gov ArcGIS REST agohub/TRAFFIC_COUNTS (queried 2026-10-06) | Medium (derived from documented AADT) | Farwell/Brady-adjacent east side retail strip (5,200-9,500 AADT at 3 count stations within 270 m); 'popular urban retail and residential area' (Showcase). | 'ample window line in vacant suites ... Building located in popular urban retail and residential ar[ea]' (Showcase). | Lower East Side / Brady (53202) | 48,227 SF office/loft building; 'Great opportunity for space at below market rates. Combination of individual offices and open space' (Showcase). | source live |
| 1725A S 12th St | 1,000 SF | $11.70/SF/yr | $975/mo | no evidence found (2026-10-06 (live page; 'Available Mid November!')) | Gross with CAM included ('CAM Fees Included With Rent') | no evidence found (2026-10-06 (live page; 'Available Mid November!')) | 4,600 AADT (2024) W MITCHELL ST EAST OF S 13TH ST, station 405660, 79 m away; 5,300 (2021) S 13TH ST NORTH OF W MAPLE ST, 69 m. WisDOT Traffic Counts (TCMap), AADT via dotmaps.wi.gov ArcGIS REST agohub/TRAFFIC_COUNTS (queried 2026-10-06) | Low (derived from documented AADT) | 'a busy street with lots of foot traffic ... next to a busy laundromat' (listing's own words); Historic Mitchell Street retail district. | 'located on a busy street with lots of foot traffic as it is located next to a busy laundromat' (Sidello Property listing). | Historic Mitchell Street / near south side (53204) | 'Tile Flooring Air Conditioning Large open spa[ce]' (listing). | source live |
| 7911 W Becher St | 900 SF | $14.67/SF/yr | $1,100/mo | no evidence found (2026-09-23) | Modified Gross (Crexi leaseType 'Modified Gross') | no evidence found (2026-09-23) | 4,600 AADT (2024) W BECHER WEST OF S 76TH, WEST ALLIS, station 402192, 334 m away; 4,600 (2024) W BECHER BTWN S 75TH & S 76TH. WisDOT Traffic Counts (TCMap), AADT via dotmaps.wi.gov ArcGIS REST agohub/TRAFFIC_COUNTS (queried 2026-10-06) | Low (derived from documented AADT) | Neighborhood retail street (4,600 AADT); no source claim of heavy pedestrian traffic (2026-10-06). | 'North side of W Becher St, W of S 79th St ... well-located neighborhood retail space' (commercialcafe). | Honey Creek / West Allis border (53219) | 'This +/-900 SF storefront is part of a charming 1927 building' (commercialcafe). | source live |
| 2514 E Capitol Dr (Shorewood storefront) | 1,475 SF | $19.50/SF/yr | $2,397/mo | no evidence found (2026-09-16) | not stated in source (2026-10-06) | no evidence found (2026-09-16) | 4,200 AADT (2023) STH 190 E CAPITOL BTWN HARCOURT PL & STH 32 N LAKE DR, SHOREWOOD, station 401231, 292 m away; N Lake Dr 14,200 (2023). WisDOT Traffic Counts (TCMap), AADT via dotmaps.wi.gov ArcGIS REST agohub/TRAFFIC_COUNTS (queried 2026-10-06) | Low (derived from documented AADT) | Capitol Dr corridor with Shorewood commercial nodes; no specific source claim (2026-10-06). | Crexi property type 'Retail/Storefront'; storefront on E Capitol Dr retail strip. | Shorewood (53211) | no source statement (2026-10-06) | source live |
| 409 E Silver Spring Dr (Whitefish Bay) | 655 SF | $19.50/SF/yr | $1,064/mo | no evidence found (2026-09-11) | Modified Gross (Crexi leaseType 'Modified Gross') | no evidence found (2026-09-11) | 11,400 AADT (2023) SILVER SPRING DR BTWN SANTA MONICA & N BERKELEY, WHITEFISH BAY, station 401764, 78-92 m away. WisDOT Traffic Counts (TCMap), AADT via dotmaps.wi.gov ArcGIS REST agohub/TRAFFIC_COUNTS (queried 2026-10-06) | Medium (derived from documented AADT) | Silver Spring Dr (11,400 AADT) Whitefish Bay downtown retail district; no specific source claim (2026-10-06). | Silver Spring Dr retail frontage in Whitefish Bay downtown strip. | Whitefish Bay (53217) | no source statement (2026-10-06) | source live |
| 3575 N Oakland Ave (Sheridan Apartments ground floor) | 1,130 SF | $18.00/SF/yr | $1,695/mo | no evidence found (2025-12-11 (listing added; live 2026-10-06)) | Modified Gross (tenant pays utilities; landlord pays taxes, insurance and maintenance) | no evidence found (2025-12-11 (listing added; live 2026-10-06)) | 14,500 AADT (2023) N OAKLAND AVE BTWN E MENLO BLVD & E EDGEWOOD AVE, station 401238, 69 m away. WisDOT Traffic Counts (TCMap), AADT via dotmaps.wi.gov ArcGIS REST agohub/TRAFFIC_COUNTS (queried 2026-10-06) | Medium (derived from documented AADT) | Oakland Ave arterial (13,300-14,500 AADT); 44 apartments above = built-in footfall (listing). | 'The first floor retail space at the Sheridan Apartment Complex offers not only a great location, but great visibility for your business to call home' (listing). | Shorewood (53211) | 'This mixed-use building has 44 apartment units'; ground-floor retail 7,344 SF leased to McCade Insurance Agency, Exercise Coach, Beu Face & Body Lounge, and Tenderness Heath Care (listing). | source live |
| 1681-1683 N Van Buren St (DigiCOPY + Polished Nail Bar) , in-place NNN rents | 4,858 SF | $25.00/SF/yr | no evidence found (leases in place at 2021-12 sale (one expiring 2025 with renewal options, one mid-2028); quote re-opened 2026-10-06) | no evidence found (leases in place at 2021-12 sale (one expiring 2025 with renewal options, one mid-2028); quote re-opened 2026-10-06) | NNN (both tenants); DigiCOPY $25.00/SF escalating to $27.23/SF by 2027; Polished $18.00/SF | no evidence found (leases in place at 2021-12 sale (one expiring 2025 with renewal options, one mid-2028); quote re-opened 2026-10-06) | no WisDOT AADT pulled for N Van Buren St (2026-10-06) | none (leases in place at 2021-12 sale (one expiring 2025 with renewal options, one mid-2028); quote re-opened 2026-10-06) | no source pedestrian count (2026-10-06) | East Side retail building, N Van Buren St frontage (SW of E Brady & N Van Buren) | East Side (53202) | built 1966, renovated 2007 (per marketing materials) | source live |
| Children's Wisconsin (pediatric health/dental), 2561 N 29th St , asking rent | no evidence found (asking as of re-open 2026-10-06 (live M&M listing)) | $26.44/SF/yr | no evidence found (asking as of re-open 2026-10-06 (live M&M listing)) | no evidence found (asking as of re-open 2026-10-06 (live M&M listing)) | absolute net (asking; M&M listing 304998) | no evidence found (asking as of re-open 2026-10-06 (live M&M listing)) | no WisDOT AADT pulled for N 29th St (2026-10-06) | none (asking as of re-open 2026-10-06 (live M&M listing)) | no source pedestrian count (2026-10-06) | medical corridor near Children's Wisconsin campus | Milwaukee (near Sherman Blvd corridor) | award-winning pediatric health/dental facility (listing title) | source live |
Traffic tier is DERIVED, not sourced: High = nearest documented AADT 20,000+, Medium = 8,000 to 19,999, Low = under 8,000, none = no count documented (row date). VPD figures are WisDOT AADT as documented in the row; no pedestrian counts exist for these blocks (2026-10-06). 13 rows: 3 subject leases, 10 comps.
Market evidence · sales
Public record sales (City assessor + WI RETR deeds), 2021 to 2026, with $/SF, $/unit, GRM and cap columns. The subject's own January 2026 trade sits in the table so the comparison is honest.
| Property | Unit Mix | COE | Built | Sale Price | Units | Price/Unit | GRM | Cap Rate | Price/SF | SF | Grantor to grantee | Source |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Booth & Clarke (subject) - 2600-2604 N Booth St (also 808/810 E Clarke St) | 3x2BR + 3xCOMM (appraisal NRA schedule) | 2026-01-26 (deed date; contract closing date 2026-01-13 per accepted Counter-Offer No. 2) | 1880 | $850,000 | 6 | $141,667 | no evidence found (2026-01-26 (deed date; contract closing date 2026-01-13 per accepted Counter-Offer No. 2)) | 7.2% (stated; appraiser concluded overall rate, mortgage-equity build-up) | $108.03 | 7,868 | River Left LLC to Jay Orcholski / Laura Orcholski (title: 2600 Booth Street LLC) | source live |
| 1947-49 N Dr. Martin Luther King Jr Dr | 1x1BR + 1xCOMM (~64% commercial) | 2025-04-16 | 1877 | $180,000 | 2 | $90,000 | no evidence found (2025-04-16) | 13.78% (implied; appraiser OAR build-up: GPI $45,600 - vacancy $3,840 = EGI $41,760 - opex 37.2% $16,963 = NOI $24,797) | $97.40 | 1,848 | L & C Management Group LLC to Nineteen Forty Seven LLC | source live |
| 2034-36 N Dr. Martin Luther King Jr Dr | 1x2BR + 1xCOMM (~53% commercial) per appraisal; assessor card counts 2xCOMM + 1xRES | 2025-12-01 | 1885 | $329,000 | 2 | $164,500 | no evidence found (2025-12-01) | 7.15% (implied; appraiser OAR build-up: GPI $42,000 - vacancy $2,850 = EGI $39,150 - opex $15,624 = NOI $23,526) | $108.58 | 3,030 | James P. Fetzer Trust to Red Maple Investments LLC | source live |
| 2670 N Holton St (2670-2672) | 2x2BR + 1xCOMM (~50% commercial) per appraisal; assessor card counts 4xCOMM + 1xRES | 2025-11-25 | 1923 | $195,000 | 3 | $65,000 | no evidence found (2025-11-25) | 8.73% (implied; appraiser OAR build-up: GPI $29,796 - vacancy $1,680 = EGI $28,116 - opex $11,084 = NOI $17,032) | $62.62 | 3,114 | Greer Real Estate LLC to Lynne and Shannon Ann Leland | source live |
| 3201 N Holton St (3201-3205) | 1x3BR + 1x2BR + 1xCOMM (1,000 SF commercial, 31%) per appraisal; assessor card (range 3201-3205) counts 6xCOMM + 2xRES | 2024-10-07 | 1926 | $250,000 | 3 | $83,333 | no evidence found (2024-10-07) | 10.21% (implied; appraiser OAR build-up: GPI $44,400 - vacancy $2,370 = EGI $42,030 - opex $16,517 = NOI $25,513) | $76.55 | 3,266 | Shvaas LLC to Duy Dinh Nguyen | source live |
| 800 E Chambers St | 1xST + 2x1BR + 1x2BR + 1x3BR + 1xCOMM (~30% commercial) | 2025-07-02 | 1905 | $540,000 | 6 | $90,000 | no evidence found (2025-07-02) | 7.18% (implied; appraiser OAR build-up: GPI $65,892 - vacancy $2,584 = EGI $63,308 - opex $24,512 = NOI $38,796) | $116.73 | 4,626 | SJM Squared Properties LLC to Gengler Property Group LLC | source live |
| 823 E Clarke St (appraisal rent comp #1) | 2x2BR (duplex; comp unit 2BR/1BA upper) | 2025-08-19 | 1890 | $168,500 | 2 | $84,250 | 6.11 (computed: per-unit price / documented unit monthly rent x 12; rent = appraiser market rent Jan-2026, one unit documented) | no evidence found (2025-08-19) | $96.29 | 1,750 | Grandview Capital LLC to 823 East Clark Street LLC | source live |
| 2520 N Holton St (appraisal rent comp #2) | 2x2BR (duplex) | 2025-11-24 | 1893 | $105,000 | 2 | $52,500 | 3.5 (computed: per-unit price / documented unit monthly rent x 12; rents = appraiser market rents Jan-2026 ($1,234 + $1,264 incl. $15 laundry charge; avg used)) | no evidence found (2025-11-24) | $37.10 | 2,830 | Yosef Goldstein to 9 North Fair Oaks LLC | source live |
| 2556 N Booth St (appraisal rent comp #3) | 2x2BR (duplex; comp unit 2BR/1BA upper) | 2024-12-23 | 1894 | $168,500 | 2 | $84,250 | 5.01 (computed: per-unit price / documented unit monthly rent x 12; rent = appraiser market rent Jan-2026) | no evidence found (2024-12-23) | $91.18 | 1,848 | Abigail Wall to Riverbest LLC | source live |
| 2330-2332 N Holton St (appraisal rent comp #4) | 2x2BR (duplex) | 2025-08-22 | 1895 | $241,000 | 2 | $120,500 | 6.32 (computed: per-unit price / documented unit monthly rent x 12; rent = appraiser market rent Jan-2026) | no evidence found (2025-08-22) | $110.05 | 2,190 | Ab Normal 4 LLC to Marc Brandofina | source live |
| 2138 N Buffum St (appraisal rent comp #5, Brewers Hill) | 2x?BR (operated as duplex; assessor card: single 3BR ranch) | 2025-09-22 | 2004 | $325,000 | 2 | $162,500 | 6.77 (computed: per-unit price / documented unit monthly rent x 12; rent = appraiser market rent Jan-2026 $2,000, unit 2BR/1BA lower) | no evidence found (2025-09-22) | $123.25 | 2,637 | John E. and Barbara L. Burkhalter Revocable Trust to 2138 Buffum Street LLC | source live |
| 1333-35 N Dr. Martin Luther King Jr Dr | 1x1BR + 2xCOMM (assessor card) | 2025-05-27 | 1921 | $675,000 | 3 | $225,000 | no evidence found (2025-05-27) | no evidence found (2025-05-27) | $130.36 | 5,178 | Cream City Aquatics LLC to 1333 MLK LLC | source live |
| 3439-55 N Dr. Martin Luther King Jr Dr | 4x?BR + 1xCOMM (assessor card: 10 bedrooms total) | 2026-06-26 | 1915 | $400,000 | 5 | $80,000 | no evidence found (2026-06-26) | no evidence found (2026-06-26) | $38.82 | 10,304 | Y & K Enterprises LLC to Dhillon Brothers, LLC | source live |
| 707 E Brady St | 2x?BR + 1xCOMM (assessor card: 3 bedrooms total) | 2025-07-30 | 1890 | $750,000 | 3 | $250,000 | no evidence found (2025-07-30) | no evidence found (2025-07-30) | $151.45 | 4,952 | 707 East Brady LLC to NexGen Ventures LLC | source live |
| 808-814 E Chambers St | 4x?BR + 1xCOMM (tavern; assessor card: 4 bedrooms total) | 2021-07-06 | 1911 | $400,000 | 5 | $80,000 | no evidence found (2021-07-06) | no evidence found (2021-07-06) | $74.93 | 5,338 | Rita J. Dinon to MR Partners 1 LLC | source live |
| 818-824 E Center St | 2x?BR + 3xCOMM (assessor card) | 2021-06-30 | 1927 | $585,000 | 5 | $117,000 | no evidence found (2021-06-30) | no evidence found (2021-06-30) | $67.96 | 8,608 | Fuel Real Estate LLC to Legitimate Business LLC | source live |
| 2859-2861 N Booth St | 2x2BR + 1x?BR (duplex + house; RETR 3 units) | 2025-06-10 | 1924 | $430,000 | 3 | $143,333 | no evidence found (2025-06-10) | no evidence found (2025-06-10) | $121.85 | 3,529 | Myles Saigh to Miguel T. Schneider / Randy T. Schneider | source live |
| 3045-3047 N Booth St | 2x?BR (duplex + house; assessor 4 bedrooms total) | 2025-04-11 | 1907 | $399,900 | 2 | $199,950 | no evidence found (2025-04-11) | no evidence found (2025-04-11) | $140.37 | 2,849 | Myles Saigh to Matthew Schaaf | source live |
| 2723-2725 N Booth St | 2x?BR (two duplex-style structures; assessor card 1: 2 residential) | 2025-02-20 | 1914 | $425,000 | 2 | $212,500 | no evidence found (2025-02-20) | no evidence found (2025-02-20) | $102.66 | 4,140 | 1126 Kane LLC to Timothy Cohen | source live |
| 2568-2570 N Booth St | 2x?BR (duplex; assessor 4 bedrooms total) | 2025-01-24 | 1896 | $415,000 | 2 | $207,500 | no evidence found (2025-01-24) | no evidence found (2025-01-24) | $173.06 | 2,398 | Stay On Track LLC to Remedy Home Health Care Inc | source live |
| 2044-2046 N Booth St | 2x?BR (duplex; assessor 3 bedrooms total) | 2023-10-13 | 1880 | $435,000 | 2 | $217,500 | no evidence found (2023-10-13) | no evidence found (2023-10-13) | $149.79 | 2,904 | James Poliak to Nathan Gentile / Regan Gentile | source live |
| 2337 N Weil St | 8x?BR (assessor AP2 7-11 unit apt, 8 bedrooms) | 2024-06-19 | 1929 | $600,000 | 8 | $75,000 | no evidence found (2024-06-19) | no evidence found (2024-06-19) | $92.88 | 6,460 | Michael J. Schramm (estate) to EGC 2337 Weil LLC | source live |
| 2342 N Weil St | 4x?BR (assessor AP1 4-6 unit apt, 8 bedrooms) | 2025-03-26 | 1924 | $485,000 | 4 | $121,250 | no evidence found (2025-03-26) | no evidence found (2025-03-26) | $98.28 | 4,935 | KOPACZ, GENE E. KOPACZ AND KAREN E. to Puritan LLC | source live |
| 2636-2638 N Weil St | 5x?BR (assessor AP1 4-6 unit apt, 8 bedrooms) | 2024-03-25 | 1900 | $455,000 | 5 | $91,000 | no evidence found (2024-03-25) | no evidence found (2024-03-25) | $131.96 | 3,448 | FPNG Property Management LLC to 948 Memorial Drive LLC | source live |
| 3030-3032 N Fratney St | 5x?BR (assessor AP1 4-6 unit apt, 8 bedrooms) | 2025-05-16 | 1908 | $425,000 | 5 | $85,000 | no evidence found (2025-05-16) | no evidence found (2025-05-16) | $116.60 | 3,645 | Riverwest Holdings LLC to Yellow Leaf Properties LLC | source live |
| 2828 N Fratney St | 7x?BR (assessor AP2 7-11 unit apt, 14 bedrooms) | 2026-01-30 | 1903 | $685,000 | 7 | $97,857 | no evidence found (2026-01-30) | no evidence found (2026-01-30) | $128.59 | 5,327 | Higgins Investments LLC to Justin Eckes | source live |
| 905 E Clarke St | 4x?BR (assessor AP1 4-6 unit apt, 7 bedrooms) | 2025-06-27 | 1890 | $455,000 | 4 | $113,750 | no evidence found (2025-06-27) | no evidence found (2025-06-27) | $128.31 | 3,546 | Suhail Jaffari to Angelbert Beaton | source live |
| 1018-1020 E Clarke St | 2x?BR (duplex; assessor 5 bedrooms total) | 2026-05-07 | 1912 | $390,000 | 2 | $195,000 | no evidence found (2026-05-07) | no evidence found (2026-05-07) | $143.38 | 2,720 | 1018 E Clarke WI LLC to Jacob N. Barr | source live |
| 2220-2222 N Holton St | 2x?BR (duplex; assessor 6 bedrooms total) | 2025-11-14 | 1900 | $215,000 | 2 | $107,500 | no evidence found (2025-11-14) | no evidence found (2025-11-14) | $86.55 | 2,484 | V & A Investments LLC to Darius Bates | source live |
| 1225-1229 E Wright St | 6x?BR (assessor AP1 4-6 unit apt, 10 bedrooms) | 2024-04-22 | 1910 | $625,000 | 6 | $104,167 | no evidence found (2024-04-22) | no evidence found (2024-04-22) | $164.39 | 3,802 | BRU Holdings LLC to 1225 E Wright LLC | source live |
| 2012-2014 N Palmer St | 4x?BR (triplex + house; RETR 4 units) | 2025-03-21 | 1890 | $810,000 | 4 | $202,500 | no evidence found (2025-03-21) | no evidence found (2025-03-21) | $167.91 | 4,824 | L & C Management Group LLC to Brian Tahlier | source live |
| 2910 N Newhall St | 3x?BR (triplex; assessor 9 bedrooms total) | 2023-04-11 | 2001 | $607,600 | 3 | $202,533 | no evidence found (2023-04-11) | no evidence found (2023-04-11) | $191.43 | 3,174 | WS18 LLC to The Bates Family Trus | source live |
| Red Lobster, 2801 N Mayfair Rd, Wauwatosa | 1 commercial (Red Lobster restaurant, corporate guarantee, 704 US/Canada locations) | 2022-06-08 (RETR Doc 11254288) | no evidence found (sold 2022-06-08 (RETR Doc 11254288); listing quote re-opened 2026-10-06) | $6,130,000 | 1 | $6,130,000 | 17.53 | 5.71 | $820.84 | 7,468 | no evidence found (sold 2022-06-08 (RETR Doc 11254288); listing quote re-opened 2026-10-06) | source live |
| 1681-1683 N Van Buren St (DigiCOPY + Polished Nail Bar), Milwaukee | 2 commercial (retail/service, both NNN; built 1966, renov. 2007) | 2021-12 (sale price per state records, reported by BizTimes 2021-12-30; RETR doc not in local CSVs - Nov/Dec 2021 gap) | 1966 (renov. 2007) | $1,540,000 | 2 | $770,000 | no evidence found (sold 2021-12 (reported 2021-12-30); quote re-opened 2026-10-06) | no evidence found (sold 2021-12 (reported 2021-12-30); quote re-opened 2026-10-06) | $317.00 | 4,858 | TR Partners LLC (Milwaukee; registered to Randall Roth) to LV & JV Realty LLC (Brookfield) | source live |
| Sentry Foods grocery, 7101 W Lisbon Ave, Milwaukee | 1 commercial (grocery, absolute-net lease, 4.5 yrs remaining at sale; Sentry operator since 2008) | 2024-10-07 (RETR Doc 11454969) | 1960 | $1,250,000 | 1 | $1,250,000 | no evidence found (sold 2024-10-07 (RETR Doc 11454969); quote re-opened 2026-10-06) | 7.94 | $49.69 | 25,154 | local family (per press) to undisclosed (per press) | source live |
| 2-Tenant Medical Center (Children's Wisconsin + Park Pet Hospital), 7950 N Port Washington Rd, Fox Point | 2 commercial (medical + veterinary; WALT 6.0 yrs; escalations 2.0% (Children's, from 2027-10-01) and 2.5% (Park Pet)) | 2026 (sale price per BizTimes; Crexi listing activated 2026-02-23) | no evidence found (sold 2026 (BizTimes); listing activated 2026-02-23; quotes re-opened 2026-10-06) | $4,000,000 | 2 | $2,000,000 | no evidence found (sold 2026 (BizTimes); listing activated 2026-02-23; quotes re-opened 2026-10-06) | 8.08 | $256.39 | 15,601 | no evidence found (sold 2026 (BizTimes); listing activated 2026-02-23; quotes re-opened 2026-10-06) | source live |
Columns follow the Whitney Point OM multi-family sale comparable summary. GRM appears only where both price and gross scheduled rent are documented (MISSION rule 5). Cap figures marked implied come from a documented NOI build-up, not a quoted rate. 36 rows: 1 subject, 35 comps.
Where everything sits
MapLibre GL on OpenFreeMap Liberty. Pin coordinates geocoded from documented addresses (Nominatim / OpenStreetMap contributors, 2026-10-06); 60 of 59 rows plotted, 0 rows carry no published address to plot. Basemap © OpenFreeMap, OpenMapTiles, OpenStreetMap contributors.
Rule 6b triangulation
Three ways to value the building, all on market rents, all from this study's evidence. The upside case is the case: the units are in great shape, the building is fully leased, and the rents are simply below market.
1 · Weighted component GRM
Residential leg: GRM 8.18 × $61,140 market rent = $500,125. Retail leg: no evidence found (2026-10-06) for a retail-only price and rent pair, so this leg stays open and the method cannot close on its own.
2 · Matched-mix blended GRM
GRM 8.08 (mixed-use cross-check set, n=5) × $107,120 market gross.
Agreement band
Matched-mix blended $865,530 (GRM 8.08 on market gross $107,120) vs direct cap $719,635-$849,569 (7.2-8.5 pct on market NOI $61,169) vs the subject's own Jan-2026 trade $850,000 (7.94 stabilized GRM). The three computable legs agree at roughly $850K plus or minus 2 pct on the upside case; the band widens to $720K-$866K when the 8.5 pct stress and the 7.2 pct tight end are carried. The weighted-component leg is half-computable (resi $500,125 on GRM 8.18 + retail gap) and does not contradict the band. Sale-only GRM trade proof is thin (2 properties, 6.11-6.32): the asking-price GRM distribution (n=44, median 8.18) is market context per MISSION rule 6.
At market rents the building grosses $107,120 and nets $61,169. In place it grosses $90,120 (apartments $50,340 + commercial $39,780). The gap is $17,000 a year: $10,800 on the apartments (units 1 and 3 are documented below market) and $6,200 on the commercial (2600 N Booth never repriced after the tenant expanded into 808 E Clarke). At the blended multiplier that gap is worth about $137,000 of value ($17,000 × 8.08 = $137,360).
You paid $850,000 (GRM 7.94 on market rent, GRM 9.43 on today's rent). All three legs land on your trade within roughly 2%, so the price is supported at market rents and the work that pays is the rent roll, not the exit. The building's condition is settled and strong; the gap is between what the units earn and what the evidence says they can earn.
Riverwest/Harambee (53212) asks (7.40-9.54% on Buffum/Chambers/3rd/Finlayson) price 50-150 bps WIDER than East Side/Lincoln Ave small mixed-use asks (6.60-7.88%): the submarket trades at a discount to the East Side for comparable small stock, driven by older stock and thinner retail depth (the appraisal itself applied +30% location adjustments to the North Holton corridor comps against the subject). Against that reality the subject's Jan-2026 7.2% on market rents is the TIGHT end of its own submarket , consistent with owner-confirmed condition (great shape, updated finishes), 100% occupancy, and corner exposure. The seller's 5.85% going-in on 2025 actuals reflects documented below-market apartment and 2600 N Booth rents (the appraisal's single named lever: the tenant expanded into 808 E Clarke at no rent adjustment), not overpayment. Site verdict: value at 7.2-7.75% on market rents, show 8.5% as stress, show 5.85% as the in-place reality with the rent-gap explanation. source note
Appendix
Price and gross scheduled rent pairs only (MISSION rule 5). Partial-actual twins and distribution-excluded rows are kept out of the triangulation sets and the reason is in each source note.
| Property | Sale date | Price | Units | Gross annual rent | GRM | Structure | Basis | Income class | Rent evidence | Source |
|---|---|---|---|---|---|---|---|---|---|---|
| 2600-2604 N. Booth St., Milwaukee (Riverwest) -- SUBJECT | 2026-01-26 (RETR Doc 11572508) | $850,000 | 3 apartments + 3 commercial tenants | $90,120 | 9.43 | no evidence found (2026-01-26 (RETR Doc 11572508)) | no evidence found (2026-01-26 (RETR Doc 11572508)) | no evidence found (2026-01-26 (RETR Doc 11572508)) | IN-PLACE RENTS AT SALE (verified): apartments $4,195/mo = $50,340/yr (Booth 1 $1,375 + Booth 2 $1,495 + Booth 3 $1,325; appraisal rent roll Jan-2026) + commercial $39,780/yr (Bakery $14,400 + Acupuncture $16,200 + Salon $9,180; appraisal commercial roll). Sale price verified RETR: RIVER LEFT LLC -> 2600 BOOTH STREET LLC, $850,000, recorded 1/26/2026. | source note |
| 2600-2604 N. Booth St., Milwaukee (Riverwest) -- SUBJECT | 2026-01-26 (RETR Doc 11572508) | $850,000 | 3 apartments + 3 commercial tenants | $107,120 | 7.94 | no evidence found (2026-01-26 (RETR Doc 11572508)) | no evidence found (2026-01-26 (RETR Doc 11572508)) | no evidence found (2026-01-26 (RETR Doc 11572508)) | STABILIZED gross potential per appraisal pro forma: apartments $61,140/yr (Booth 1 $1,800 + Booth 2 $1,495 + Booth 3 $1,800 'next rent') + commercial $45,980/yr (2600 N. Booth re-marked to $14.00/SF = $22,400). ESTIMATE basis: appraiser's market-rent conclusions, not in-place leases. | source note |
| 825 E. Clarke St., Milwaukee (Riverwest duplex) | 2025-08 (month per source) | $168,500 | 2 | $13,800 | 12.21 | no evidence found (2025-08 (month per source)) | no evidence found (2025-08 (month per source)) | no evidence found (2025-08 (month per source)) | PARTIAL-RENT basis: 1 of 2 units documented (2/1 upper, 850 SF, $1,150/mo asking on the unit listing, Trulia/Zillow verified Jan-2026, ~5 mo. after sale). Source vacancy note: '1 of 2 available'. Second unit's rent NOT documented. Gross = 1 x $1,150 x 12. | source note |
| 825 E. Clarke St., Milwaukee (Riverwest duplex) | 2025-08 (month per source) | $168,500 | 2 | $27,600 | 6.11 | no evidence found (2025-08 (month per source)) | no evidence found (2025-08 (month per source)) | no evidence found (2025-08 (month per source)) | FULL-BUILDING ESTIMATE: 2 units x $1,150/mo x 12 = $27,600 (documented upper unit's published rent applied to the second unit). ESTIMATE , second unit rent not documented (bldg 1,750 SF; upper 850 SF). | source note |
| 2332 N. Holton St., Milwaukee (Riverwest duplex) | 2025-08 (month per source) | $241,000 | 2 | $19,080 | 12.63 | no evidence found (2025-08 (month per source)) | no evidence found (2025-08 (month per source)) | no evidence found (2025-08 (month per source)) | PARTIAL-RENT basis: 1 of 2 units documented (2/1 upper, 1,105 SF, $1,590/mo published rent, Trulia/Zillow verified Jan-2026). Second unit (~1,085 SF) rent NOT documented. Gross = 1 x $1,590 x 12. | source note |
| 2332 N. Holton St., Milwaukee (Riverwest duplex) | 2025-08 (month per source) | $241,000 | 2 | $38,160 | 6.32 | no evidence found (2025-08 (month per source)) | no evidence found (2025-08 (month per source)) | no evidence found (2025-08 (month per source)) | FULL-BUILDING ESTIMATE: 2 x $1,590/mo x 12 = $38,160 (near-equal unit SF: 1,105 vs ~1,085). ESTIMATE , second unit rent not documented. | source note |
| 2453-2457 S Wentworth Ave (2 res + 1 retail/restaurant) , past listing 683948 + deed | listed 2021-10-08; SOLD 2022-05-05 (RETR_2022-05.csv Doc 11243805); checked 2026-10-06 | $670,000 | 3 | $69,720 | 9.61 | gross | no evidence found (2026-10-06) | mixed-use | gross scheduled rent per source: see quote/reason | source live |
| 4723 S 13th St (8-family brick) , past listing 1057692 + deed | listed 2023-02-23 (On Hold); SOLD 2023-04-03 (RETR_2023-04.csv $775,000); checked 2026-10-06 | $775,000 | 8 | $81,705 | 9.49 | gross | no evidence found (2026-10-06) | residential | gross scheduled rent per source: see quote/reason | source live |
| Red Lobster, 2801 N Mayfair Rd, Wauwatosa | 2022-06-08 | $6,130,000 | 1 | $349,757 | 17.53 | NNN | actual | retail | NNN lease, 25-yr term with 21 yrs remaining at listing, 2.00% annual increases, corporate guarantee (704 locations) | source live |
| 1681-1683 N Van Buren St (DigiCOPY + Polished Nail Bar), Milwaukee | 2021-12 | $1,540,000 | 2 | $87,444 | 12.68 | NNN | estimated | retail | bounded: DigiCOPY $25.00/SF escalating to $27.23/SF by 2027 + Polished $18.00/SF, both NNN; per-tenant SF split unpublished (2026-10-06), so gross rent bounds = 4,858 SF x $18.00-$25.00 = $87,444-$121,450 | source live |
Market-wide context rows (guides, market pages, larger assets) support the 7.2% to 8.5% band; they are context, not comps.
| Address or report | Date | Asset class | Units / SF | Price | NOI | Cap rate | Opex assumption | Source |
|---|---|---|---|---|---|---|---|---|
| 2021 Marcus Millichap Investment Forecast (Q1 2021 book) | 2021-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | source live |
| 2021 Marcus Millichap Investment Forecast (Q1 2021 book) | 2021-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | source live |
| 2021 Marcus Millichap Investment Forecast (Q1 2021 book) | 2021-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | no evidence found (2021-01 (book); quote re-verified 2026-10-06) | source live |
| 2022 U.S. Multifamily Investment Forecast | 2022-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | source live |
| 2022 U.S. Multifamily Investment Forecast | 2022-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | source live |
| 2022 U.S. Multifamily Investment Forecast | 2022-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | source live |
| 2022 U.S. Multifamily Investment Forecast | 2022-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | source live |
| 2022 U.S. Multifamily Investment Forecast | 2022-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | source live |
| 2022 U.S. Multifamily Investment Forecast | 2022-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | no evidence found (2022-01 (book); quote re-verified 2026-10-06) | source live |
| 2023 U.S. Multifamily Investment Forecast | 2023-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | source live |
| 2023 U.S. Multifamily Investment Forecast | 2023-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | source live |
| 2023 U.S. Multifamily Investment Forecast | 2023-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | no evidence found (2023-01 (book); quote re-verified 2026-10-06) | source live |
| 2023 U.S. Retail Investment Forecast | 2023-02 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | source live |
| 2023 U.S. Retail Investment Forecast | 2023-02 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | source live |
| 2023 U.S. Retail Investment Forecast | 2023-02 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | source live |
| 2023 U.S. Retail Investment Forecast | 2023-02 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | source live |
| 2023 U.S. Retail Investment Forecast | 2023-02 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | no evidence found (2023-02 (book); quote re-verified 2026-10-06) | source live |
| Milwaukee Multifamily Market Report 2Q/24 | 2024-05 (2Q24 report); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | source live |
| Milwaukee Multifamily Market Report 2Q/24 | 2024-05 (2Q24 report); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | source live |
| Milwaukee Multifamily Market Report 2Q/24 | 2024-05 (2Q24 report); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | source live |
| Milwaukee Multifamily Market Report 2Q/24 | 2024-05 (2Q24 report); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | source live |
| Milwaukee Multifamily Market Report 2Q/24 | 2024-05 (2Q24 report); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | source live |
| Milwaukee Retail Market Report 2Q/24 | 2024-05 (2Q24 report); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | source live |
| Milwaukee Retail Market Report 2Q/24 | 2024-05 (2Q24 report); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | no evidence found (2024-05 (2Q24 report); quote re-verified 2026-10-06) | source live |
| 2024 U.S. Multifamily Investment Forecast | 2024-02-01 (book; per MMI press release); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-02-01 (book; per MMI press release); quote re-verified 2026-10-06) | no evidence found (2024-02-01 (book; per MMI press release); quote re-verified 2026-10-06) | no evidence found (2024-02-01 (book; per MMI press release); quote re-verified 2026-10-06) | no evidence found (2024-02-01 (book; per MMI press release); quote re-verified 2026-10-06) | no evidence found (2024-02-01 (book; per MMI press release); quote re-verified 2026-10-06) | source live |
| 2024 U.S. Multifamily Investment Forecast | 2024-02-01; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | source live |
| 2024 U.S. Multifamily Investment Forecast | 2024-02-01; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | source live |
| 2024 U.S. Multifamily Investment Forecast | 2024-02-01; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | no evidence found (2024-02-01; quote re-verified 2026-10-06) | source live |
| Milwaukee Retail Market Report Q4 2024 (MMI press release quoting report) | 2024-12-02; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2024-12-02; quote re-verified 2026-10-06) | no evidence found (2024-12-02; quote re-verified 2026-10-06) | no evidence found (2024-12-02; quote re-verified 2026-10-06) | no evidence found (2024-12-02; quote re-verified 2026-10-06) | no evidence found (2024-12-02; quote re-verified 2026-10-06) | source live |
| 2025 U.S. Multifamily Investment Forecast | 2025-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | source live |
| 2025 U.S. Multifamily Investment Forecast | 2025-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | source live |
| 2025 U.S. Multifamily Investment Forecast | 2025-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | source live |
| 2025 U.S. Multifamily Investment Forecast | 2025-01 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | no evidence found (2025-01 (book); quote re-verified 2026-10-06) | source live |
| 2025 U.S. Retail Investment Forecast (IPA 2025 Milwaukee Retail IF = same text) | 2025-01-30 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | source live |
| 2025 U.S. Retail Investment Forecast | 2025-01-30 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | source live |
| 2025 U.S. Retail Investment Forecast | 2025-01-30 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | source live |
| 2025 U.S. Retail Investment Forecast | 2025-01-30 (book); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | no evidence found (2025-01-30 (book); quote re-verified 2026-10-06) | source live |
| IPA Milwaukee Multifamily Market Report 2Q/25 (sources: Marcus & Millichap Research Services) | 2025-05 (2Q25 report); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-05 (2Q25 report); quote re-verified 2026-10-06) | no evidence found (2025-05 (2Q25 report); quote re-verified 2026-10-06) | no evidence found (2025-05 (2Q25 report); quote re-verified 2026-10-06) | no evidence found (2025-05 (2Q25 report); quote re-verified 2026-10-06) | no evidence found (2025-05 (2Q25 report); quote re-verified 2026-10-06) | source live |
| IPA Milwaukee Multifamily Market Report 2Q/25 | 2025-05; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | source live |
| IPA Milwaukee Multifamily Market Report 2Q/25 | 2025-05; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | source live |
| IPA Milwaukee Multifamily Market Report 2Q/25 | 2025-05; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | no evidence found (2025-05; quote re-verified 2026-10-06) | source live |
| 2026 U.S. Multifamily Investment Forecast (+ standalone 2026 Milwaukee MF Investment Forecast sheet) | 2025-12/2026-01 (book; data as of Dec 2025); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-12/2026-01 (book; data as of Dec 2025); quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01 (book; data as of Dec 2025); quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01 (book; data as of Dec 2025); quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01 (book; data as of Dec 2025); quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01 (book; data as of Dec 2025); quote re-verified 2026-10-06) | source live |
| 2026 U.S. Multifamily Investment Forecast | 2025-12/2026-01; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-12/2026-01; quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01; quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01; quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01; quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01; quote re-verified 2026-10-06) | source live |
| 2026 U.S. Multifamily Investment Forecast | 2025-12/2026-01; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2025-12/2026-01; quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01; quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01; quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01; quote re-verified 2026-10-06) | no evidence found (2025-12/2026-01; quote re-verified 2026-10-06) | source live |
| 2026 U.S. Retail Investment Forecast | 2026-02/03 (book; press release 2026-03-11); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2026-02/03 (book; press release 2026-03-11); quote re-verified 2026-10-06) | no evidence found (2026-02/03 (book; press release 2026-03-11); quote re-verified 2026-10-06) | no evidence found (2026-02/03 (book; press release 2026-03-11); quote re-verified 2026-10-06) | no evidence found (2026-02/03 (book; press release 2026-03-11); quote re-verified 2026-10-06) | no evidence found (2026-02/03 (book; press release 2026-03-11); quote re-verified 2026-10-06) | source live |
| 2026 U.S. Retail Investment Forecast | 2026-02/03; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2026-02/03; quote re-verified 2026-10-06) | no evidence found (2026-02/03; quote re-verified 2026-10-06) | no evidence found (2026-02/03; quote re-verified 2026-10-06) | no evidence found (2026-02/03; quote re-verified 2026-10-06) | no evidence found (2026-02/03; quote re-verified 2026-10-06) | source live |
| 2026 U.S. Retail Investment Forecast | 2026-02/03; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2026-02/03; quote re-verified 2026-10-06) | no evidence found (2026-02/03; quote re-verified 2026-10-06) | no evidence found (2026-02/03; quote re-verified 2026-10-06) | no evidence found (2026-02/03; quote re-verified 2026-10-06) | no evidence found (2026-02/03; quote re-verified 2026-10-06) | source live |
| Milwaukee Multifamily Market Report 2Q/26 | 2026-05/06 (2Q26 report); quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2026-05/06 (2Q26 report); quote re-verified 2026-10-06) | no evidence found (2026-05/06 (2Q26 report); quote re-verified 2026-10-06) | no evidence found (2026-05/06 (2Q26 report); quote re-verified 2026-10-06) | no evidence found (2026-05/06 (2Q26 report); quote re-verified 2026-10-06) | no evidence found (2026-05/06 (2Q26 report); quote re-verified 2026-10-06) | source live |
| Milwaukee Multifamily Market Report 2Q/26 | 2026-05/06; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | source live |
| Milwaukee Multifamily Market Report 2Q/26 | 2026-05/06; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | source live |
| Milwaukee Multifamily Market Report 2Q/26 | 2026-05/06; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | no evidence found (2026-05/06; quote re-verified 2026-10-06) | source live |
| Milwaukee Metro Area Retail report Q3 2026 (MMI press release quoting report) | 2026-09-09; quote re-verified 2026-10-06 | research report (metro-level) | no evidence found (2026-09-09; quote re-verified 2026-10-06) | no evidence found (2026-09-09; quote re-verified 2026-10-06) | no evidence found (2026-09-09; quote re-verified 2026-10-06) | no evidence found (2026-09-09; quote re-verified 2026-10-06) | no evidence found (2026-09-09; quote re-verified 2026-10-06) | source live |
Every lane searched to a documented gap (no invented numbers):
| Lane | Gap, with check date |
|---|---|
| residential_rent | 2556 N Booth St: no 2026 rental listing found (searched 2026-10-06) , kept as HISTORICAL seed. |
| residential_rent | 2520 N Holton St: no 2026 rental listing found (searched 2026-10-06; building sold 11/26/2025) , kept as HISTORICAL seed. |
| residential_rent | Craigslist lead 3813 N Humboldt BL ($1,400 2BR w/parking): post returns 404 (checked 2026-10-06) , snippet only, no row ('no artifact, no row'). |
| residential_rent | 2822 N Fratney apartments.com page: Akamai access denied even via registered free route (2026-10-06) , evidence sourced from ForRent/Zumper/Zillow instead. |
| residential_rent | Listing history (DOM/price changes) not published on listing pages for 2518 N Humboldt, 3015 N Pierce, 2846 N Holton, 3228 N Achilles, 3314 N Buffum, 2920 N Bremen (checked 2026-10-06). |
| residential_rent | Redfin/Trulia/Apartments.com are behind bot walls , pulled via registered free route bh-http.py (plain HTML), no paid rungs used. |
| residential_rent | delegate_task fan-out refused (delegation.oneshot_max_children exhausted, 2026-10-06) , search lanes executed inline in this run. |
| retail_rent | no WisDOT AADT on N Booth St or E Clarke St (statewide station searches 'BOOTH' and 'CLARKE' on 2026-10-06 returned no Milwaukee-county stations) - nearest counted roads used instead |
| retail_rent | 3203 N Holton St: no fresh 2026 listing evidence found (2026-10-06) - labeled historical (Craigslist Dec 2024 via appraisal) |
| retail_rent | 5316 W Vliet St: live mirrors unreachable or removed (realty.com 403 to fetch; primerealtywi 404 'listing no longer available' 2026-10-06) - labeled historical (May 2025) |
| retail_rent | published base rates for 2004 N Farwell, 334 E Capitol, 7600 W Capitol, and Park Place 801 E Capitol: none published in sources read (2026-10-06) |
| grm | Documented rent ($2,475/mo, 2/2.5, 1,550 SF) but NO documented sale price -> not a GRM point. Also CUT: 31-unit complex is outside the 2-6 unit comp universe (mission rule 5). , no evidence found (2026-10-06) for the missing side |
| grm | Price documented (RETR + appraisal); rent side is a COMMERCIAL ASKING rent ($36,000/yr, 'appears to be high') + an appraiser ESTIMATE for the 1-br apt ($800/mo). No documented rent roll -> NOT a GRM data point. Context only: appraiser GPI $45,600 would imply GRM 3.95. , no evidence found (2026-10-06) for the missing side |
| grm | Price documented; both rents are appraiser estimates ('estimated to be $15.00 per square foot... around the time of sale'; apt 'estimated to have rented for $1,500 per month'). No documented roll -> NOT a GRM data point. Context only: appraiser GPI $42,000 would imply GRM 7.83. , no evidence found (2026-10-06) for the missing side |
| grm | Price documented; commercial was OFFERED at $16.80/SF (asking) and the two apts are appraiser estimates ($1,050 + $1,250/mo). No documented roll -> NOT a GRM data point. Context only: appraiser GPI $44,400 would imply GRM 5.63. , no evidence found (2026-10-06) for the missing side |
| grm | Price documented; all rents are appraiser estimates (commercial $9.00/SF; studio $700, 1br $800, 2x2br $925, 3br $1,100/mo 'estimated to rent'). No documented roll -> NOT a GRM data point. Context only: appraiser GPI $65,892 would imply GRM 8.20. , no evidence found (2026-10-06) for the missing side |
| grm | Second-unit rents never documented in the appraisal (only the listed unit's published rent). Covered by paired estimated rows; the underlying gap stands. , no evidence found (2026-10-06) for the missing side |
| grm | Sale listing remarks survive on Redfin but contain NO rent figures; no rental listings found. Price stands alone -> not a GRM point. , no evidence found (2026-10-06) for the missing side |
| grm | Redfin retains the sale but dropped the listing remarks; no rental listings found anywhere. , no evidence found (2026-10-06) for the missing side |
| grm | A per-unit rental listing ('Unit Lower') existed but its rent figure is dead everywhere readable (ForRentUniversity 403; ApartmentHomeLiving 'no esta en alquiler'); snippets are not sources. , no evidence found (2026-10-06) for the missing side |
| grm | Two per-unit rental listings existed; snippet-level rents ($2,475/mo 1,972 SF + $1,395/mo 986 SF -> implied $46,440/yr, GRM ~7.5) are NOT source-grade. All live pages dead/blocked (ForRent 404, RentalSource 'Listing Removed', Zumper no price, apartments/homes denied). Wayback/IA OFFLINE 2026-10-06 (control query on example.com also empty) and archive.ph holds no snapshot -> dated unreachable; re-run CDX when IA is back (the single highest-value open lead). , no evidence found (2026-10-06) for the missing side |
| grm | Multiple per-unit rental listings existed around the sale (realtor.com M95390-48613 'Unit Lower'; rent.com/apartmentguide LV2012666915) but all are expired/gated/blocked with no readable rent figure. Wayback/IA offline 2026-10-06 -> dated unreachable. , no evidence found (2026-10-06) for the missing side |
| grm | An AppFolio/LOVELY rental feed for unit #2919 was live 15 days after the sale but publishes NO rent figure in any readable payload. , no evidence found (2026-10-06) for the missing side |
| grm | Rental feed exists (AppFolio, freshness 2026-08-01) with no price; no sale-listing rent schedule found. , no evidence found (2026-10-06) for the missing side |
| grm | No sale-listing remarks and no rental listings with figures found. , no evidence found (2026-10-06) for the missing side |
| grm | No documented rents found in any readable source. , no evidence found (2026-10-06) for the missing side |
| grm | Founders 3 OM PDF has price $425,000 + cap 6.55% + NOI $27,820 but NO rent roll or gross rents -> not a GRM point. , no evidence found (2026-10-06) for the missing side |
| grm | Rents gated behind broker OM contact ('See offering memorandum for financials') -- no outreach allowed -> dated unreachable. , no evidence found (2026-10-06) for the missing side |
| grm | 'Fully occupied cash flowing brick 6 family' but zero rent figures published. , no evidence found (2026-10-06) for the missing side |
| grm | All units vacant; no in-place rents and no published asking rents. , no evidence found (2026-10-06) for the missing side |
| grm | 'Already rented... immediate cash flow' but zero rent figures published. , no evidence found (2026-10-06) for the missing side |
| grm | Only VACANT-unit asking rents published ($1,000+/mo for 2 of 4 units) -- not in-place, partial, no roll. , no evidence found (2026-10-06) for the missing side |
| grm | Price + unit detail but no rent roll or rent figures. , no evidence found (2026-10-06) for the missing side |
| grm | Realmo page exposes neither price nor rents publicly. , no evidence found (2026-10-06) for the missing side |
| grm | No rents/rent roll on listing page. , no evidence found (2026-10-06) for the missing side |
| grm | No rent figures or roll on listing page. , no evidence found (2026-10-06) for the missing side |
| grm | No rent figures or roll on listing page. , no evidence found (2026-10-06) for the missing side |
| grm | No rent figures or roll on listing page. , no evidence found (2026-10-06) for the missing side |
| grm | No rent figures or roll on listing page. , no evidence found (2026-10-06) for the missing side |
| grm | No rent figures or roll on listing page. , no evidence found (2026-10-06) for the missing side |
| grm | No rent figures or roll on listing page. , no evidence found (2026-10-06) for the missing side |
| grm | Round 3 sweep (parent, 2026-10-06): every readable source for at-sale rents came back empty -- wisconsin.land pages are stubs, Xome shows facts only, Redfin home/90361469 is a condo-UNIT page (1996 unit sale, no rents), and Zillow/Trulia/apartments/hotpads/forrent/realtytrac pages are bot-walled or account-gated (named, dated). Wayback unqueryable (IA offline 2026-10-06). Price-side leads only. , no evidence found (2026-10-06) for the missing side |
| grm | Flyer publishes a RATE CARD by unit type (Efficiency $699; Large Studio $739-799; 1BR $799-949, heat incl.) across 4 buildings -- no per-building rent roll, no price -> fails both sides. RETR: no 2024-2026 sales of the four addresses (the 1621-1623 N HUMBOLDT sale 2024-09-12 $391,000 doc 11450799 is a different building). , no evidence found (2026-10-06) for the missing side |
| grm | Full rent roll + price $2,750,000 documented (GRM would be 16.07 on $171,281 gross) but SEATTLE -- outside the Milwaukee market universe -> cut, not a comp. , no evidence found (2026-10-06) for the missing side |
| grm | Asking-GRM context leads from Redfin similar-listing cards (lane U1). No documented sales (RETR checked 2026-10-06; 2616-18 N Buffum's 2023-06-20 sale $200,000 predates the listing). If any closes, each becomes an instant GRM row. , no evidence found (2026-10-06) for the missing side |
| cap_rate | 1. 625 E St Paul OM PDF , '8.34% Cap Rate' is an owner-supplied quote; primary document not retrievable via free logged-out routes (2026-10-06): LoopNet listing 35266395 expired, CityFeet 403, Showcase dead shell, realmo JS shell. Wayback availability API: no snapshot for the LoopNet listing page (checked 2026-10-06) |
| cap_rate | 2. BizTimes trade coverage paywalled (2026-10-06): 'Mixed-use Silver Spring Drive building in Whitefish Bay sold for $7 million' (401-415 E Silver Spring Dr) and 'Apartment building on Milwaukee's East Side sold for $8.25 million' (Sage on Prospect) , titles show price only, body gated. Next action: owner's BizTimes subscription; likely no income data anyway. |
| cap_rate | 3. Marcus & Millichap Milwaukee reports (2026 Retail Investment Forecast; 2Q26 Multifamily) , pages JS-rendered (no text via plain fetch 2026-10-06); WisBusiness/REJournals releases carry vacancy/rent but no retail or multifamily cap figure (only the office release states ~9%). Recorded as 'no cap figure found (2026-10-06)'. |
| cap_rate | 4. CBRE U.S. Cap Rate Survey H2 2025 , free HTML carries the narrative ('Minimal Changes For Cap Rate Estimates') but no Milwaukee or Midwest line; metro exhibits gated. The 5.25-5.75% Milwaukee Class A figure exists only via RealCostIQ's citation (CUT row). Next action: owner's CBRE research access if that bracket becomes load-bearing. |
| cap_rate | 5. P1c sales-comps.json pending (2026-10-06) , when fresh Riverwest 2021-2026 sales land with documented rents, rerun this file's recompute on them (method proven: the 37.2% build reproduces every published appraisal OAR to <0.05pp). |
| cap_rate | 6. Milwaukee Business Journal Katz Properties $11.2M east side apartment sale (2026-06-03) , paywalled, no cap visible in the free index. Next action: owner's subscription if needed. |
| retail_rent | 902 E Chambers St Lower: quoted $1,095 ask no evidence found (2026-10-06) on the live listing (page now shows other prices; Apartments.com corroboration reads 'from $995') |
| cap_rate | CapRateIndex Milwaukee average cap: lane's 7.85/2.43 TTM no evidence found (2026-10-06); live page reads 8.04 avg TTM (0.43-22.97) and that is what ships |
| cap_rate | Eastside Mixed-Use (1800 N Farwell) NOI and the lane's 6.05% figure no evidence found (2026-10-06) (Crexi masks Cap Rate/NOI to anonymous reads); only the 7.87% year-one listing text is confirmable |
| sales | plan-v2.md '$131.5/SF building-SF basis' , no evidence found (2026-10-06) from documented SF (7,868 GBA / 7,011 NRA); flagged, not used |
| all | heat/electric responsibility unverified on several fresh residential listings , no evidence found (2026-10-06) where marked in-row |