5256 N 36th St · Milwaukee, WI 53209

$144,900

5 bd · 2.0 ba · 1,379 sqft · SingleFamily public records · 41 Days on market

Built 1901 4,791 sqft lot $105/sqft · 19% above area Est $122k · 19% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.8/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

One party listing. This was sold as a bulk package - see MLS 1729110 and 1729112.

Key facts

• Bright kitchen
• Hardwood floors
• Detached garage

Tags

• HARDWOOD FLOORS
• BRIGHT KITCHEN
• PARTIALLY FINISHED BASEMENT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Zoned RT3 Residential; Lot of about 0.11 acres (less than 1/2 acre)
• Construction: Year built from assessor/public record
• Exterior features: Vinyl siding; Other exterior materials

Interior

• Bedrooms: Primary bedroom (upper level) — 13 x 9; Bedroom 2 (main level) — 8 x 10; Bedroom 3 (upper level) — 10 x 8; Bedroom 4 (upper level) — 10 x 12; Bedroom 5 (upper level) — 10 x 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Full, partially finished basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 fast (+8.6%/yr); 168 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $1,850/mo this rent would consume 46% 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 $1k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 11 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.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new 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: 1.28% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

• ARV (median comp): $121,631
• List price: $144,900
• Delta: 19.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5378 N 36th St	0.16mi	4/2.0 (-1)	1,345 (-2%)	1mo	$165,000	$123	83
5324 N 34th St	0.15mi	4/1.0 (-1)	1,324 (-4%)	2mo	$75,000	$57	76
5354 N 34th St	0.18mi	4/1.0 (-1)	1,324 (-4%)	11mo	$93,400	$71	67
3223 W Fairmount Ave	0.40mi	4/1.0 (-1)	1,358 (-2%)	3mo	$124,000	$91	67
5403 N 37th St	0.20mi	4/1.5 (-1)	1,498 (+9%)	4mo	$129,000	$86	66
4025 W Fairmount Ave	0.47mi	4/2.0 (-1)	1,350 (-2%)	4mo	$151,000	$112	66
3726 W Fairmount Ave	0.35mi	4/1.0 (-1)	1,411 (+2%)	7mo	$75,000	$53	65
2710 W Fairmount Ave	0.62mi	5/1.0	1,392 (+1%)	11mo	$180,000	$129	56
5402 N 41st St	0.35mi	4/1.5 (-1)	1,522 (+10%)	4mo	$145,000	$95	56
4841 N 39th St	0.57mi	4/2.0 (-1)	1,444 (+5%)	8mo	$87,900	$61	53
5527 N 34th St	0.35mi	4/1.5 (-1)	1,201 (-13%)	6mo	$85,000	$71	50
3918 W Hampton Ave	0.62mi	4/1.5 (-1)	1,543 (+12%)	9mo	$160,000	$104	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.34×
• Total profit: $13,834
• Equity at exit: $21,605

10-year hold

• IRR: 21.4%
• Equity multiple: 3.27×
• Total profit: $92,134
• Equity at exit: $12,528

Cash invested: $40,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$210 /mo · $2,518/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $432

Break-even live

Break-even rent $1,304

Max offer price $144,900

Occupancy floor 72%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	23d	1	0.55mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	23d	1	0.56mi
5696 N 42nd St Milwaukee, WI	4.0	1.0	1023	$1,495	$1.46	23d	1	0.69mi
5073 N 48th St Milwaukee, WI	4.0	1.0	1152	$1,595	$1.38	14d	1	0.83mi

Listing history 39 events

1. 2026-06-18
   days on market $144,900 Active 41 DOM
2. 2026-06-17
   days on market $144,900 Active 40 DOM
3. 2026-06-16
   days on market $144,900 Active 39 DOM
4. 2026-06-15
   days on market $144,900 Active 38 DOM
5. 2026-06-13
   days on market $144,900 Active 36 DOM
6. 2026-06-13
   days on market $144,900 Active 35 DOM
7. 2026-06-09
   days on market $144,900 Active 32 DOM
8. 2026-06-08
   days on market $144,900 Active 31 DOM
9. 2026-06-07
   days on market $144,900 Active 30 DOM
10. 2026-06-05
    days on market $144,900 Active 27 DOM
11. 2026-06-03
    days on market $144,900 Active 26 DOM
12. 2026-06-02
    days on market $144,900 Active 25 DOM
13. 2026-06-01
    days on market $144,900 Active 24 DOM
14. 2026-05-31
    days on market $144,900 Active 23 DOM
15. 2026-05-08
    listed $144,900 Active 660-char remark
16. 2024-08-29
    soldstatus $934,300
17. 2021-03-09
    soldstatus $70,000
18. 2021-03-04
    soldstatus $69,000 81-char remark

    Show marketing remark (81 chars)

    One party listing. This was sold as a bulk package - see MLS 1729110 and 1729112.

19. 2021-02-13
    listed $75,000 81-char remark

    Show marketing remark (81 chars)

    One party listing. This was sold as a bulk package - see MLS 1729110 and 1729112.

20. 2019-08-03
    historical

    Show marketing remark (185 chars)

    This classic Milwaukee house is a proven rental property. Great for investors who are looking to expand their portfolio or those wishing to purchase their first home. Take a look today!

21. 2019-06-13
    status Active

    Show marketing remark (185 chars)

    This classic Milwaukee house is a proven rental property. Great for investors who are looking to expand their portfolio or those wishing to purchase their first home. Take a look today!

22. 2019-06-12
    historical

    Show marketing remark (185 chars)

    This classic Milwaukee house is a proven rental property. Great for investors who are looking to expand their portfolio or those wishing to purchase their first home. Take a look today!

23. 2019-05-06
    listed $79,900 Active

    Show marketing remark (185 chars)

    This classic Milwaukee house is a proven rental property. Great for investors who are looking to expand their portfolio or those wishing to purchase their first home. Take a look today!

24. 2014-06-12
    historical
25. 2014-06-12
    listed $12,000
26. 2014-06-06
    soldstatus $5,000
27. 2014-02-25
    listed $97,900
28. 2014-02-25
    historical
29. 2014-02-18
    historical
30. 2014-02-18
    listed $15,000
31. 2013-02-02
    listed $102,900
32. 2013-02-02
    historical
33. 2013-02-02
    listed $104,900
34. 2013-02-02
    historical
35. 2013-01-31
    historical
36. 2013-01-31
    listed $50,000
37. 2013-01-11
    historical
38. 2013-01-11
    listed $24,900
39. 2005-07-28
    soldstatus $60,000

ⓘ 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: $2,518 · $210/mo
• Projected year-2 tax: $2,599 · $217/mo
• Expected delta: +$81/yr (+$7/mo · 3.2%)

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

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 ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,203
• − Mortgage interest: −$8,117
• − Property taxes: −$2,518
• − Insurance: −$724
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,215
• Taxable income: $3,076
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $4,441/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): 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

+141.5% since first listed

25 events — show timeline

• 2026-05-08 Listed $144,900 METROMLS
• 2024-08-29 Sold (Public Records) $934,300 Public Records
• 2021-03-09 Sold (Public Records) $70,000 Public Records
• 2021-03-04 Sold (MLS) $69,000 METROMLS
• 2021-02-13 Listed $75,000 METROMLS
• 2019-08-03 Listing Removed — METROMLS
• 2019-06-13 Relisted — METROMLS
• 2019-06-12 Listing Removed — METROMLS
• 2019-05-06 Listed $79,900 METROMLS
• 2014-06-12 Listed $12,000 METROMLS
• 2014-06-12 Listing Removed — METROMLS
• 2014-06-06 Sold (MLS) $5,000 METROMLS
• 2014-02-25 Listing Removed — METROMLS
• 2014-02-25 Listed $97,900 METROMLS
• 2014-02-18 Listed $15,000 METROMLS
• 2014-02-18 Listing Removed — METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $102,900 METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $104,900 METROMLS
• 2013-01-31 Listed $50,000 METROMLS
• 2013-01-31 Listing Removed — METROMLS
• 2013-01-11 Listed $24,900 METROMLS
• 2013-01-11 Listing Removed — METROMLS
• 2005-07-28 Sold (Public Records) $60,000 Public Records

Property tax history

+11.4%/yr

Latest (2024): $2,518 · +1.5% YoY. Source: county tax records.