7721 N 60th St #102 · Milwaukee, WI 53223

$68,000

2 bd · 2.0 ba · 1,003 sqft · Condo · 11 Days on market

Built 1972 Fair condition $350/mo HOA · 26% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman or Investor special! Bring your rehab ideas to this affordable first level 2 bedroom, 2 bath condo! Master bedroom has nice walk in closet and master bath. Large living and dining room. Great potential here for homeowner or investor. Units can be rented! Lower level of building includes assigned storage area and coin operated washers and dryers. This condo is being sold AS IS

Key facts

• Private balcony
• Community amenities
• $350 HOA

Tags

• PRIVATE BALCONY
• ASSIGNED BASEMENT STORAGE
• BASEMENT LAUNDRY ROOM
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Monthly condo fee of $350; Association laundry facilities; Building contains 8 units; association totals 120 units

Exterior

• Parking: Assigned surface parking
• Utilities: Municipal water; Municipal sewer; Natural gas heating fuel; Window/wall air conditioning
• Home design: Condo in a 2-story building; Unit is single-story (1 story unit)
• Construction: Condo in The Chalet subdivision; Zoning: RM1; Information on year built from assessor/public record
• Exterior features: Balcony; Brick, brick/stone and vinyl exterior

Interior

• Kitchen: Refrigerator; Oven/Range; Dishwasher
• Bedrooms: Main-level primary bedroom, approximately 12 x 14; Main-level second bedroom, approximately 11 x 12
• Bathrooms: Two full bathrooms; Master bathroom with walk-in shower; Secondary bath with shower over tub
• Interior features: High-speed internet
• Laundry & utility: Community laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $68k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 10.4% vs local median 5.1% in Milwaukee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#55 in WI, #1,534 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+, crime F.
• Milwaukee School District (urban): math 10% / reading 18% proficiency, ranked #337 of 342 in WI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Vincent High (math 10% / reading 10%, grade F, #440 of 483 statewide, top 95%, 685 students, 83% FRL).
• Market conditions: 46 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $68k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $68,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.96% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $4,199
• Equity at exit: $10,139

10-year hold

• IRR: 15.3%
• Equity multiple: 2.26×
• Total profit: $23,904
• Equity at exit: $5,879

Cash invested: $19,040 (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 53223

• Home prices YoY: -27.7%
• Active inventory: 46
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$350
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $235

Break-even live

Break-even rent $1,038

Max offer price $68,000

Occupancy floor 77%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 W Port Ave Apt 203H Milwaukee, WI	1.0	1.0	725	$995	$1.37	43d	1	0.04mi
6401 W Bradley Rd Milwaukee, WI	1.0–3.0	1.0–2.5	882	$1,475	$1.67	1d	2	0.39mi
5005 W Bradley Rd Milwaukee, WI	2.0	1.0	1149	$1,299	$1.13	43d	1	0.73mi
5005 W Bradley Rd Milwaukee, WI	2.0	1.0	1064	$1,299	$1.22	14d	2	0.73mi
5829 W Helena St Milwaukee, WI	3.0	2.0	1212	$2,200	$1.82	10d	1	0.82mi
5401 W Presidio Ln Milwaukee, WI	2.0	2.0	1200	$1,685	$1.40	1d	13	0.88mi
7290 W Dean Rd Milwaukee, WI	2.0	1.0–1.5	625	$1,545	$2.47	1d	8	1.12mi
7300 W Dean Rd Milwaukee, WI	1.0–2.0	1.0–1.5	850	$1,545	$1.82	2d	8	1.23mi
6762 N 52nd St Milwaukee, WI	2.0	2.0	1309	$1,500	$1.15	14d	1	1.29mi
6951 N 76th St Apt 112 Milwaukee, WI	2.0	1.0	1025	$1,100	$1.07	23d	1	1.35mi
7601 W Donna Ct #1 Milwaukee, WI	2.0	1.5	872	$1,250	$1.43	23d	1	1.36mi
4127 W Kiley Ave Unit A Milwaukee, WI	3.0	1.0	1025	$1,250	$1.22	43d	1	1.44mi
6535 N 58th St Milwaukee, WI	2.0	1.0	962	$1,195	$1.24	16d	1	1.47mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $68,000 Active 11 DOM
2. 2026-06-17
   days on market $68,000 Active 10 DOM
3. 2026-06-16
   days on market $68,000 Active 9 DOM
4. 2026-06-15
   days on market $68,000 Active 8 DOM
5. 2026-06-13
   days on market $68,000 Active 6 DOM
6. 2026-06-13
   days on market $68,000 Active 5 DOM
7. 2026-06-09
   days on market $68,000 Active 2 DOM
8. 2026-06-08
   remarks 438-char remark
9. 2026-06-08
   listed $68,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,028
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − HOA: −$4,200
• − Depreciation: −$1,978
• Taxable income: $2,116
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $2,315/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 condo requires significant exterior and interior repairs, including painting and landscaping, to improve its condition and value.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major paint — Peeling and general wear
• Major landscaping — Overgrown lawn and debris

Value-add opportunities

• Both painting and repainting — Fresh paint can significantly improve curb appeal and interior aesthetics
• Both landscaping and yard maintenance — A well-maintained yard can enhance curb appeal and attract potential buyers
• Both roof inspection — Ensuring the roof is in good condition can prevent costly repairs and improve the home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
paint · Peeling and general wear	Major	$15,000–50,000
landscaping · Overgrown lawn and debris	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both painting and repainting — Fresh paint can significantly improve curb appeal and interior aesthetics ↑
• Both landscaping and yard maintenance — A well-maintained yard can enhance curb appeal and attract potential buyers ↑
• Both roof inspection — Ensuring the roof is in good condition can prevent costly repairs and improve the home's 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: Milwaukee School District
• NCES district ID: 5509600
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 18% ▬ 0.00%
• Median HH income: $36,339
• Composite: 11.61/100
• National rank: #9696
• State rank: #337 of 342 in WI

Livability — Milwaukee

• Score: 81/100
• State rank: #55
• US rank: #1534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milwaukee, WI
• County: Milwaukee County · 926,379 people
• City population: 573,768
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 28,793
• Household income: $60,839
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1084.0

Population outlook (Milwaukee County) Hauer SSP2

• Today (2025): 995,758 people
• By 2030: 1,009,124 · +1.3%
• By 2040: 1,028,128 · +3.3%
• By 2050: 1,040,066 · +4.4%
• By 2075: 1,057,849 · +6.2%
• By 2100: 1,039,774 · +4.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 57% White 29% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Portuguese 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Other Asian/Pacific 4% Spanish 2% French/Haitian/Cajun 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: ▼ -108.51%
• Current HPI: 283.4147
• Rent YoY: —
• 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

+60.0% since first listed

4 events — show timeline

• 2026-06-07 Listed $68,000 METROMLS
• 2025-01-03 Sold (MLS) $42,500 METROMLS
• 2024-11-27 Contingent — METROMLS
• 2024-11-22 Listed $42,500 METROMLS