8309 N 107th St Unit A · Milwaukee, WI 53224

$109,000

2 bd · 2.0 ba · 901 sqft · Condo public records · 28 Days on market

Built 1974 $345/mo HOA · 23% of rent

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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 +20.2/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home To This Updated 2 bed. 1.5 Ba. With Your Own Private Entry. Newer LVP Flooring In Living & Dining Rm, Kit, & Hallway. Sunny Living Rm. With Newer Patio Doors & Oversized Fenced -In Patio With 2 Decks. Kitchen With Ample Cabinetry, Stainless Steel Stove. Primary Bed. With New Carpet, Vanity & Walk-In Closet. A. C. (3yrs Old), Water Heater Is Newer. Washer & Dryer In Unit. 1 Underground Parking Spot & Storage Locker. Pet Friendly 2 Cats Or 1 Dog(15 Pound Weight Limit). This Condo. Is A Must See Today!

Key facts

• $345 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Pets permitted
• HOA & community: Monthly condo fee of $345; Community outdoor pool

Exterior

• Parking: Assigned parking space; Attached underground 1-car garage
• Utilities: Municipal water; Municipal sewer; Electric heat fuel
• Home design: Condo; One-story unit; Unit in a larger building
• Construction: No year built provided in listing data
• Exterior features: Brick, brick/stone, and vinyl exterior

Interior

• Kitchen: Dishwasher; Garbage disposal; Oven; Range; Refrigerator
• Bedrooms: Master bedroom on the main level (15 x 11); Second bedroom on the main level (11 x 12)
• Bathrooms: One full bathroom; One half bathroom; Master bedroom with private bath
• Interior features: Open living area; Dining area on main level; No basement (slab foundation)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $71 ($849/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+6.0%/yr); 39 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $754 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 6734% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.38% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-8,333
• Equity at exit: $16,252

10-year hold

• IRR: 7.1%
• Equity multiple: 1.64×
• Total profit: $19,508
• Equity at exit: $9,424

Cash invested: $30,520 (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 53224

• Home prices YoY: -17.2%
• Rents YoY: 6.0%
• Active inventory: 39
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$572
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$345
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $71

Break-even live

Break-even rent $1,410

Max offer price $109,000

Occupancy floor 90%

Sensitivity live

Price	-10% $132	-5% $102	+0% $71	+5% $40	+10% $9
Rent	-10% $-48	-5% $12	+0% $71	+5% $130	+10% $189
Rate	-1.0pp $126	-0.5pp $98	base $71	+0.5pp $42	+1.0pp $14

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10851 W Donna Dr Milwaukee, WI	1.0–2.0	1.0	785	$1,200	$1.53	15d	80	0.11mi
8183 N 107th St Unit 81258125-J Milwaukee, WI	1.0	1.0	750	$1,350	$1.80	5d	1	0.23mi
8183 N 107th St Unit 8199-8199B Milwaukee, WI	2.0	1.5	1000	$1,700	$1.70	24d	1	0.23mi
8183 N 107th St Unit 8183K Milwaukee, WI	2.0	1.5	1000	$1,700	$1.70	5d	1	0.23mi
8183 N 107th St Unit 8199-8199C Milwaukee, WI	2.0	1.5	1000	$1,650	$1.65	45d	1	0.23mi
8183 N 107th St Unit 81678167-B Milwaukee, WI	2.0	1.5	1000	$1,650	$1.65	5d	1	0.23mi
8183 N 107th St Unit 8199-8199E Milwaukee, WI	2.0	1.5	1000	$1,650	$1.65	24d	1	0.23mi
8183 N 107th St Unit 81258125-P Milwaukee, WI	1.0	1.0	750	$1,350	$1.80	24d	1	0.23mi
8183 N 107th St Unit 8125-8125H Milwaukee, WI	1.0	1.0	750	$1,350	$1.80	18d	1	0.23mi
8183 N 107th St Unit 7850-785025 Milwaukee, WI	1.0	1.0	750	$1,400	$1.87	5d	1	0.23mi
7960 N 107th St Milwaukee, WI	1.0–2.0	1.0–2.0	956	$1,945	$2.03	12d	9	0.48mi
10300 W Fountain Ave Milwaukee, WI	1.0–2.0	1.0–2.0	867	$2,170	$2.50	12d	13	0.84mi
9010 N 95th St Unit 1UNIT F Milwaukee, WI	3.0	1.5	1056	$1,550	$1.47	45d	1	1.19mi
8836 N 95th St Milwaukee, WI	3.0	1.5	1100	$1,450	$1.32	24d	1	1.28mi
9097 N 95th St Milwaukee, WI	3.0	1.5	1054	$1,225	$1.16	15d	1	1.30mi

HOA detail condo

• Monthly dues: $345 · $4,140/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-18
   price $1,550
2. 2026-05-13
   price $1,575
3. 2026-05-03
   listed $1,595
4. 2026-04-30
   status Pending
5. 2026-04-28
   status Active
6. 2026-04-20
   historical Contingent
7. 2026-04-02
   listed $109,000 Active
8. 2026-03-21
   historical $109,000
9. 2022-10-04
   soldstatus $120,000
10. 1999-06-17
    soldstatus $37,500
11. 1994-03-01
    soldstatus $43,500

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$497/yr (+$41/mo · 48.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 13 d/yr by 30 yrs out
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,990
• − Mortgage interest: −$6,106
• − Property taxes: −$1,022
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$4,140
• − Depreciation: −$3,171
• Taxable loss: −$669
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,009/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): 21,223
• Household income: $67,803
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1137.0

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 0.62)
• Race & ethnicity: Black 57% White 18% Asian 13% Hispanic / Latino 7% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 2% Italian 2% Portuguese 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 6% Other Asian/Pacific 5% German/W. Germanic 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: ▼ -66.27%
• Current HPI: 318.5025
• Rent YoY: ▲ 5.95%
• 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

-96.4% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $1,550 TURBOTENANT
• 2026-05-13 Price Changed $1,575 TURBOTENANT
• 2026-05-03 Listed for Rent $1,595 TURBOTENANT
• 2026-04-30 Pending — METROMLS
• 2026-04-28 Relisted — METROMLS
• 2026-04-20 Contingent — METROMLS
• 2026-04-02 Listed $109,000 METROMLS
• 2026-03-21 Coming Soon $109,000 METROMLS
• 2022-10-04 Sold (Public Records) $120,000 Public Records
• 1999-06-17 Sold (Public Records) $37,500 Public Records
• 1994-03-01 Sold (Public Records) $43,500 Public Records

Property tax history

+5.1%/yr

Latest (2024): $1,022 · +16.2% YoY. Source: county tax records.