1730 W Green Tree Rd #104 · Glendale, WI 53209

$128,000

2 bd · 2.0 ba · 1,297 sqft · Condo · 28 Days on market

Built 1979 $605/mo HOA · 31% of rent

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Why this score? — see what drove the D+ 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 +13.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely, updated Glendale condo overlooking a beautiful, charming pond!Spacious Living room & DR has a private balcony facing the pond. Kitchen is remodeled w/ new granite counters, maple cabinets, new floor & lighting & newer appliances. Huge master bedroom w/ walk in closet & a master bathroom. Large second bedroom is across from a second full bath! Newer carpeting, freshly painted throughout, & brand new patio/balcony doors. This condo is a great value & close to restaurants & shops. Move in ready!

Key facts

• $605 HOA
• Built 1979
• Listed 28 days

Property features AI

Finance

• Other: Taxes listed (not included here due to exclusion rules)
• HOA & community: Monthly condo fee of $605; Elevator; Common laundry facilities; 30 units in the building/association

Exterior

• Parking: Surface parking
• Utilities: Municipal water; Municipal sewer
• Home design: Condo in a midrise (3–5 stories) building; Single-story unit; Brick/brick-and-stone exterior; Zoned residential
• Construction: Condominium (Green Tree Lake Estates)
• Exterior features: Balcony; Pond and water view

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Main-level primary bedroom approximately 20 x 12; Main-level second bedroom approximately 15 x 10
• Bathrooms: Two full bathrooms; Ceramic tile; Master bathroom; Shower over tub; Shower stall
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Storage lockers; Walk-in closet(s)
• Laundry & utility: Building laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $128k.

Deal economics

• At list price, monthly cash flow is $1 ($10/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $126k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.6% in Glendale — 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 85/100 on livability (#30 in WI, #586 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime F.
• Glendale-River Hills School District (suburban): math 27% / reading 37% proficiency, ranked #243 of 342 in WI (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.6%/yr); 168 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $1,958/mo this rent would consume 48% of the median local household income ($48k/yr) (locally 3390% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $51k; list at $128k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,080 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.53% ✓
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.72×
• Total profit: $-9,909
• Equity at exit: $19,085

10-year hold

• IRR: 10.6%
• Equity multiple: 2.12×
• Total profit: $40,296
• Equity at exit: $11,067

Cash invested: $35,840 (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 53209

• Rents YoY: 8.6%
• Active inventory: 168
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$671
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$53
• HOA: −$605
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $1

Break-even live

Break-even rent $1,957

Max offer price $128,000

Occupancy floor 95%

Sensitivity live

Price	-10% $73	-5% $37	+0% $1	+5% $-35	+10% $-72
Rent	-10% $-154	-5% $-77	+0% $1	+5% $78	+10% $155
Rate	-1.0pp $65	-0.5pp $33	base $1	+0.5pp $-32	+1.0pp $-66

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 W Bender Rd #213 Glendale, WI	3.0	2.0	1500	$2,795	$1.86	2d	1	0.71mi
1616 W Bender Rd Glendale, WI	2.0	2.0	1267	$1,775	$1.40	2d	1	0.72mi
1616 W Bender Rd Unit 113 Glendale, WI	2.0	2.0	1267	$2,295	$1.81	2d	1	0.72mi
1616 W Bender Rd Apt 220 Glendale, WI	2.0	2.0	1267	$2,250	$1.78	2d	1	0.73mi
6600 N Sidney Pl Glendale, WI	1.0–2.0	1.0	800	$1,587	$1.98	3d	13	0.82mi
1633 W Bender Rd Apt 11C Glendale, WI	2.0	2.0	1000	$1,725	$1.73	24d	1	0.82mi
714 W Montclaire Ave Glendale, WI	3.0	2.5	1300	$2,895	$2.23	2d	1	1.20mi

HOA detail condo

• Monthly dues: $605 · $7,260/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $128,000 Active 28 DOM
2. 2026-06-17
   days on market $128,000 Active 27 DOM
3. 2026-06-16
   days on market $128,000 Active 26 DOM
4. 2026-06-15
   days on market $128,000 Active 25 DOM
5. 2026-06-13
   days on market $128,000 Active 23 DOM
6. 2026-06-09
   days on market $128,000 Active 19 DOM
7. 2026-06-08
   days on market $128,000 Active 18 DOM
8. 2026-06-07
   days on market $128,000 Active 17 DOM
9. 2026-06-05
   days on market $128,000 Active 14 DOM
10. 2026-06-03
    days on market $128,000 Active 13 DOM
11. 2026-06-02
    days on market $128,000 Active 12 DOM
12. 2026-06-01
    days on market $128,000 Active 11 DOM
13. 2026-05-31
    days on market $128,000 Active 10 DOM
14. 2026-05-20
    listed $128,000 Active
15. 2016-03-21
    soldstatus $51,000
16. 2016-03-17
    soldstatus $51,000 Sold 546-char remark

    Show marketing remark (546 chars)

    Lovely, updated Glendale condo overlooking a beautiful, charming pond!Spacious Living room & DR has a private balcony facing the pond. Kitchen is remodeled w/ new granite counters, maple cabinets, new floor & lighting & newer appliances. Huge master bedroom w/ walk in closet & a master bathroom. Large second bedroom is across from a second full bath! Newer carpeting, freshly painted throughout, & brand new patio/balcony doors. This condo is a great value & close to restaurants & shops. Move in ready!

17. 2016-01-25
    listed $57,000 Active 546-char remark

    Show marketing remark (546 chars)

    Lovely, updated Glendale condo overlooking a beautiful, charming pond!Spacious Living room & DR has a private balcony facing the pond. Kitchen is remodeled w/ new granite counters, maple cabinets, new floor & lighting & newer appliances. Huge master bedroom w/ walk in closet & a master bathroom. Large second bedroom is across from a second full bath! Newer carpeting, freshly painted throughout, & brand new patio/balcony doors. This condo is a great value & close to restaurants & shops. Move in ready!

18. 2013-07-12
    listed $90,000 306-char remark

    Show marketing remark (306 chars)

    MOTIVATED SELLER--Good size 2 bedroom, 2 bath condo- Great view of the pond enjoy while having breakfast or while on the balcolny. Great Location Close to Bayshore Town Center, or Walk to Esterbrook park. Condo fee includes heat, water and cable per seller. Parking would be outside surface lot unassigned.

19. 2013-07-12
    historical 306-char remark

    Show marketing remark (306 chars)

    MOTIVATED SELLER--Good size 2 bedroom, 2 bath condo- Great view of the pond enjoy while having breakfast or while on the balcolny. Great Location Close to Bayshore Town Center, or Walk to Esterbrook park. Condo fee includes heat, water and cable per seller. Parking would be outside surface lot unassigned.

20. 2013-07-12
    listed $119,900

    Show marketing remark (306 chars)

    MOTIVATED SELLER--Good size 2 bedroom, 2 bath condo- Great view of the pond enjoy while having breakfast or while on the balcolny. Great Location Close to Bayshore Town Center, or Walk to Esterbrook park. Condo fee includes heat, water and cable per seller. Parking would be outside surface lot unassigned.

21. 2013-07-12
    historical

    Show marketing remark (306 chars)

    MOTIVATED SELLER--Good size 2 bedroom, 2 bath condo- Great view of the pond enjoy while having breakfast or while on the balcolny. Great Location Close to Bayshore Town Center, or Walk to Esterbrook park. Condo fee includes heat, water and cable per seller. Parking would be outside surface lot unassigned.

22. 2013-06-27
    historical
23. 2013-06-27
    listed $49,900
24. 2013-06-25
    soldstatus $44,000
25. 2000-01-04
    soldstatus $90,000

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

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $2,594 · $216/mo
• Projected year-2 tax: $2,594 · $216/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,492
• − Mortgage interest: −$7,170
• − Property taxes: −$2,594
• − Insurance: −$640
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − HOA: −$7,260
• − Depreciation: −$3,724
• Taxable loss: −$1,654
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $407/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Glendale-River Hills School District
• NCES district ID: 5505460
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $62,967
• Composite: 29.07/100
• National rank: #6604
• State rank: #243 of 342 in WI

Livability — Glendale

• Score: 85/100
• State rank: #30
• US rank: #586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendale, WI
• County: Milwaukee County · 926,379 people
• City population: 30,381
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 45,170
• Household income: $48,486
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3390.0

Population outlook (Milwaukee County) Hauer SSP2

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

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 22% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Milwaukee

• 2024 margin: Solid D (+38.5) · D 68.3% · R 29.8% · Other 1.8%
• 2008→2024 swing: +2.7pp toward D · 2008: 35.9pp · 2024: 38.5pp
• All cycles: 2024: D+38.5 2020: D+39.9 2016: D+37.5 2012: D+34.6 2008: D+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.98%
• Current HPI: 172.4275
• Rent YoY: ▲ 8.61%
• 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

+42.2% since first listed

12 events — show timeline

• 2026-05-20 Listed $128,000 METROMLS
• 2016-03-21 Sold (Public Records) $51,000 Public Records
• 2016-03-17 Sold (MLS) $51,000 METROMLS
• 2016-01-25 Listed $57,000 METROMLS
• 2013-07-12 Listing Removed — METROMLS
• 2013-07-12 Listed $90,000 METROMLS
• 2013-07-12 Listing Removed — METROMLS
• 2013-07-12 Listed $119,900 METROMLS
• 2013-06-27 Listed $49,900 METROMLS
• 2013-06-27 Listing Removed — METROMLS
• 2013-06-25 Sold (MLS) $44,000 METROMLS
• 2000-01-04 Sold (Public Records) $90,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $2,594 · +565.7% YoY. Source: county tax records.