1236A W Scott St · Milwaukee, WI 53204

$25,000

3 bd · 1.0 ba · 1,097 sqft · SingleFamily · 2 Days on market

Built 1883 1,742 sqft lot

---

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

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

• Cash flow +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This is a tax foreclosed property. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized. BIDS DUE March 30, 2026 AT 10:00am

Key facts

• 1,742 sq ft lot
• Built 1883
• Listed 2 days

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Estimated living area in the 1,001–1,250 sq ft range
• Construction: Assessor/public record year built
• Exterior features: Fenced yard; Lot size less than 1/2 acre

Interior

• Kitchen: Kitchen on main level, approximately 15 x 13
• Bedrooms: Master bedroom (upper level), approximately 18 x 13; Second bedroom (upper level), approximately 14 x 13; Third bedroom (main level), approximately 12 x 8
• Bathrooms: One full bath with shower over tub
• Heating & cooling: Forced air heating; Natural gas heating fuel
• Interior features: Living room on main level; Dining room on main level; Full block basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Cap rate 74.3% 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+, schools F, 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.
• Market conditions: Rents rising (+2.0%/yr); 55 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,012/mo this rent would consume 53% of the median local household income ($46k/yr) (locally 2357% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (10.0% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 2.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 8.05% ✓
• Cap rate: 74.28%
• Cash-on-cash: 242.82%
• DSCR: 11.80
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $148,095
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 S 10th St	0.20mi	4/1.0 (+1)	1,200 (+9%)	0mo	$150,000	$125	70
813 S 17th St	0.40mi	3/1.0	1,156 (+5%)	12mo	$195,000	$169	63
1032 S 4th St	0.65mi	3/1.5	1,078 (-2%)	3mo	$225,000	$209	62
1530 S 10th St	0.36mi	3/1.0	1,210 (+10%)	6mo	$125,000	$103	61
1732 S 7th St	0.69mi	3/1.0	1,068 (-3%)	5mo	$125,000	$117	59
1207 W Lapham Blvd	0.39mi	4/1.0 (+1)	1,200 (+9%)	3mo	$170,000	$142	58
1603 S Union St	0.61mi	3/2.5	1,056 (-4%)	3mo	$199,900	$189	57
1650 S 18th St	0.58mi	3/1.0	1,174 (+7%)	6mo	$145,000	$124	56
602 W Maple St	0.73mi	3/2.0	1,100 (+0%)	6mo	$150,000	$136	56
1451 S Union St	0.44mi	4/1.0 (+1)	1,167 (+6%)	12mo	$95,000	$81	54
1640 S 18th St	0.57mi	3/2.0	1,200 (+9%)	7mo	$162,500	$135	48
1730 S 6th St	0.73mi	2/2.0 (-1)	1,133 (+3%)	4mo	$151,500	$134	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.55×
• Total profit: $101,856
• Equity at exit: $22,522

10-year hold

• IRR: —
• Equity multiple: 33.17×
• Total profit: $225,163
• Equity at exit: $48,570

Cash invested: $7,000 (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 53204

• Home prices YoY: 19.0%
• Rents YoY: 2.0%
• Active inventory: 55
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $1,416

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 25%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 W National Ave Milwaukee, WI	1.0–2.0	1.0–2.0	866	$1,900	$2.19	3d	3	0.55mi
1578 S Union St Unit 1 Milwaukee, WI	2.0	1.0	900	$1,050	$1.17	23d	1	0.56mi
924 S 5th St Unit 501 Milwaukee, WI	2.0	1.0	1005	$1,917	$1.91	44d	1	0.61mi
2100 W National Ave Unit 4 Milwaukee, WI	2.0	1.0	900	$1,225	$1.36	23d	1	0.65mi
747 W Freshwater Way Apt 502 Milwaukee, WI	2.0	2.0	1200	$3,650	$3.04	17d	1	0.74mi
747 W Freshwater Way Unit 112 Milwaukee, WI	2.0	1.0	983	$2,725	$2.77	44d	1	0.74mi
625 W Freshwater Way Milwaukee, WI	1.0–2.0	1.0–2.0	1137	$3,650	$3.21	2d	12	0.79mi
1926 S 20th St Milwaukee, WI	3.0	1.0	795	$1,200	$1.51	44d	1	0.81mi
124 W Washington St Milwaukee, WI	2.0	1.0–2.0	845	$2,126	$2.52	44d	11	0.82mi
1143 S 25th St #1 Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	44d	1	0.88mi
300 W Florida St Unit 415 Milwaukee, WI	2.0	1.0	991	$2,350	$2.37	44d	1	0.91mi
205 W Oregon St Unit 322 Milwaukee, WI	2.0	2.0	1037	$2,360	$2.28	44d	1	0.98mi
205 W Oregon St Apt 402 Milwaukee, WI	2.0	2.0	1238	$2,705	$2.18	4d	1	0.98mi
222 S 3rd St Milwaukee, WI	2.0	2.0	1369	$2,300	$1.68	17d	1	0.99mi
2161 S 16th St Unit 2161 Milwaukee, WI	2.0	1.0	850	$1,045	$1.23	44d	1	0.99mi
324 S 2nd St Apt 309 Milwaukee, WI	2.0	2.0	1085	$2,525	$2.33	4d	1	1.00mi
324 S 2nd St Unit 1504185P Milwaukee, WI	2.0	1.0	1033	$4,467	$4.32	2d	1	1.00mi
324 S 2nd St Unit 1504186P Milwaukee, WI	2.0	1.0	1033	$4,713	$4.56	44d	1	1.00mi
2252 S 7th St Unit Upper Front Milwaukee, WI	2.0	1.0	900	$1,200	$1.33	44d	1	1.15mi
2327 S 15th St Unit 1 Milwaukee, WI	2.0	1.0	780	$845	$1.08	4d	1	1.17mi
2925 W Greenfield Ave Unit 5929A Milwaukee, WI	2.0	1.0	1200	$1,350	$1.12	2d	1	1.18mi
235 E Pittsburgh Ave Milwaukee, WI	1.0–2.0	1.0–2.5	1008	$2,775	$2.75	3d	6	1.19mi
1568 W Windlake Ave Unit 4 Milwaukee, WI	2.0	1.0	713	$895	$1.26	14d	1	1.29mi
501 N 20th St Apt C Milwaukee, WI	3.0	2.0	1122	$1,800	$1.60	17d	1	1.30mi
3124 W National Ave Unit 3124-2 Milwaukee, WI	2.0	1.0	900	$1,199	$1.33	44d	1	1.30mi
3124 W National Ave Unit 3124-6 Milwaukee, WI	2.0	1.0	900	$1,199	$1.33	21d	1	1.30mi
2435 S 9th St Unit 2435 Milwaukee, WI	2.0	1.0	900	$895	$0.99	44d	1	1.30mi
2435 S 9th St Milwaukee, WI	2.0	1.0	900	$895	$0.99	23d	1	1.31mi
2435 S 9th St Unit 2435A Milwaukee, WI	2.0	1.0	900	$1,025	$1.14	44d	1	1.31mi
441 E Erie St Milwaukee, WI	1.0–2.0	1.0–2.0	1044	$4,099	$3.93	3d	4	1.37mi
401 W Michigan St Milwaukee, WI	2.0	1.0–2.0	913	$2,218	$2.43	4d	6	1.37mi
2141 S Robinson Ave Milwaukee, WI	3.0	1.0–2.0	1006	$2,695	$2.68	2d	20	1.40mi
333 N Water St Milwaukee, WI	3.0	1.0–2.0	1186	$7,795	$6.57	2d	34	1.43mi
425 E Menomonee St Milwaukee, WI	2.0	1.0–2.0	1021	$2,633	$2.58	3d	5	1.43mi
630 N Vel R Phillips Ave Milwaukee, WI	1.0–2.0	1.0–2.0	1058	$2,219	$2.10	3d	9	1.43mi
2482 S 5th St Milwaukee, WI	2.0	1.0	900	$1,095	$1.22	23d	1	1.45mi
2562 S 9th St Milwaukee, WI	2.0	1.0	1000	$995	$0.99	44d	1	1.49mi
333 N Broadway Milwaukee, WI	2.0	2.0	1175	$3,645	$3.10	2d	1	1.49mi

Listing history 3 events

1. 2026-05-23
   listed $25,000 Active
2. 2026-04-06
   historical 235-char remark

   Show marketing remark (235 chars)

   This is a tax foreclosed property. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized. BIDS DUE March 30, 2026 AT 10:00am

3. 2026-02-23
   listed $86,300 Active 235-char remark

   Show marketing remark (235 chars)

   This is a tax foreclosed property. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized. BIDS DUE March 30, 2026 AT 10:00am

ⓘ 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 ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,140
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$727
• Taxable income: $17,650
• Est. tax owed @ 24.0%: −$4,236
• After-tax cash flow: $12,761/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: 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): 39,996
• Household income: $45,934
• Rent vs Own: 73.8% rent · 26.2% own
• Severe rent burden: 2357.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 35% White 15% Black 11% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 51% Puerto Rican 13%
• Common ancestry: Romanian 3% Portuguese 1% Lithuanian 1%
• Foreign-born: 28% · Canada
• Languages at home: 35% English-only · Spanish 61% Other Asian/Pacific 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: ▲ 64.27%
• Current HPI: 403.236
• Rent YoY: ▲ 2.00%
• Metro: Milwaukee-Waukesha, WI
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

-71.0% since first listed

3 events — show timeline

• 2026-05-23 Listed $25,000 METROMLS
• 2026-04-06 Listing Removed — METROMLS
• 2026-02-23 Listed $86,300 METROMLS