2753 N 20th St · Milwaukee, WI 53206

$32,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 24 Days on market

Built 1893 871 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

this is a package deal and we will prefer cash or hard money lending, All 9 properties that must be purchased altogether. No exceptions. MLS nos. 1935800,1935803, 1935804,1935806, 1935812, 1935813, 1935817,1935822,1935823

Key facts

• 2 garage spots
• Built 1893
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.
• Cap rate 31.0% 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 (+8.3%/yr); 160 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $1,114/mo this rent would consume 46% of the median local household income ($29k/yr) (locally 2061% 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 ($221 loan paydown + $3k 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 + 8.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $31,520 (1.5% below list)

Questions for the listing agent

1. Built in 1893 — 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: 3.48% ✓
• Cap rate: 31.00%
• Cash-on-cash: 88.24%
• DSCR: 4.93
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $66,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3047 N 22nd St	0.39mi	2/1.0 (-1)	898 (-0%)	1mo	$26,000	$29	76
2658 N 25th St	0.37mi	2/1.0 (-1)	940 (+4%)	15mo	$70,000	$74	58
2956 N 23rd St	0.30mi	2/1.0 (-1)	930 (+3%)	23mo	$5,000	$5	56
2833 N 12th St	0.55mi	2/1.0 (-1)	960 (+7%)	4mo	$65,000	$68	56
3160 N 24th Pl	0.59mi	3/1.0	913 (+1%)	19mo	$94,900	$104	54
2935 N Dr Lester Carter Dr	0.34mi	4/1.0 (+1)	992 (+10%)	10mo	$105,000	$106	54
2837 N 16th St	0.23mi	3/1.0	996 (+11%)	24mo	$70,000	$70	51
2908 N 13th St	0.55mi	2/1.0 (-1)	855 (-5%)	12mo	$45,000	$53	51
2444 N 29th St	0.72mi	2/1.0 (-1)	922 (+2%)	8mo	$47,500	$52	50
1319 W Groeling Ave	0.52mi	2/1.0 (-1)	790 (-12%)	5mo	$65,000	$82	46
3020 N Teutonia Ave	0.47mi	3/1.0	783 (-13%)	17mo	$65,000	$83	42
3048 N 11th Ln	0.70mi	3/1.5	981 (+9%)	22mo	$74,000	$75	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.29×
• Total profit: $65,297
• Equity at exit: $28,828

10-year hold

• IRR: 98.8%
• Equity multiple: 20.41×
• Total profit: $173,906
• Equity at exit: $62,169

Cash invested: $8,960 (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 53206

• Rents YoY: 8.3%
• Active inventory: 160
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,114 high
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $659

Break-even live

Break-even rent $280

Max offer price $32,000

Occupancy floor 36%

Sensitivity live

Price	-10% $681	-5% $670	+0% $659	+5% $648	+10% $637
Rent	-10% $571	-5% $615	+0% $659	+5% $703	+10% $747
Rate	-1.0pp $675	-0.5pp $667	base $659	+0.5pp $651	+1.0pp $642

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	16d	1	0.17mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	18d	1	0.18mi
2630 N 24th St Milwaukee, WI	2.0	1.0	934	$1,450	$1.55	21d	1	0.26mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	45d	1	0.29mi
2955 N 17th St Unit B UPSTAIRS Milwaukee, WI	2.0	1.0	1000	$900	$0.90	18d	1	0.30mi
2517 W Hadley St Milwaukee, WI	2.0	1.0	850	$1,050	$1.24	16d	1	0.38mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	6d	1	0.43mi
2765 N 26th St Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	6d	1	0.43mi
3039 N 24th Pl Unit 3039 Milwaukee, WI	2.0	1.0	800	$995	$1.24	18d	1	0.47mi
2530 N 28th St Unit 2530 Lower Milwaukee, WI	2.0	1.0	764	$995	$1.30	16d	1	0.60mi
1326 W Burleigh St Unit 1326 Lower Milwaukee, WI	2.0	1.0	900	$825	$0.92	3d	1	0.65mi
3045 N 11th St #3047 Milwaukee, WI	3.0	1.0	1065	$1,175	$1.10	6d	1	0.73mi
3058 N 11th St Unit 3058 Lower Milwaukee, WI	2.0	1.0	840	$945	$1.12	25d	1	0.75mi
3410 N 23rd St Milwaukee, WI	2.0	1.0	800	$800	$1.00	18d	1	0.87mi
3298 N 13th St Milwaukee, WI	3.0	1.0	885	$895	$1.01	45d	1	0.87mi
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	3d	1	0.89mi
2646 N 34th St Unit 2646A Upper Milwaukee, WI	2.0	1.0	609	$895	$1.47	25d	1	0.92mi
2866 N 34th St Unit 2866A Milwaukee, WI	2.0	1.0	534	$895	$1.68	45d	1	0.92mi
2866 N 34th St Unit 2866 Milwaukee, WI	3.0	1.0	534	$1,095	$2.05	6d	1	0.92mi
3347 N 29th St Unit 3347A Milwaukee, WI	2.0	1.0	950	$845	$0.89	16d	1	0.98mi
2201 N 32nd St Unit 2201 Milwaukee, WI	3.0	1.0	1100	$1,195	$1.09	18d	1	1.06mi
2550 N 36th St Unit 2550A Upper Milwaukee, WI	2.0	1.0	711	$845	$1.19	25d	1	1.06mi
2407 N 6th St Milwaukee, WI	2.0	1.0	897	$1,100	$1.23	45d	1	1.07mi
3646 N 19th St Milwaukee, WI	2.0	1.0	935	$1,100	$1.18	6d	1	1.09mi
2530 N 37th St Milwaukee, WI	2.0	1.0	1037	$1,000	$0.96	16d	1	1.12mi
2577 N Vel R Phillips Ave Milwaukee, WI	3.0	1.0	1048	$1,400	$1.34	18d	1	1.15mi
2706 N 39th St Unit 2706 Milwaukee, WI	2.0	1.0	866	$845	$0.98	45d	1	1.21mi
3148 N 39th St Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	45d	1	1.30mi
3148 N 39th St Unit 1 Milwaukee, WI	2.0	1.0	1000	$1,100	$1.10	16d	1	1.30mi
3911 N 20th St Unit 3913 Milwaukee, WI	2.0	1.0	950	$995	$1.05	25d	1	1.33mi
1430 N 21st St Unit 2 Milwaukee, WI	2.0	1.0	1000	$975	$0.97	45d	1	1.36mi
2512 N 41st St #2514 Milwaukee, WI	2.0	1.0	1007	$1,200	$1.19	45d	1	1.36mi
3109 W Walnut St Milwaukee, WI	2.0	1.0	1000	$1,095	$1.09	45d	1	1.37mi
3927-3929 N 17th St Milwaukee, WI	2.0	1.0	900	$1,195	$1.33	45d	1	1.37mi
3901 N 27th St Unit 3907 Milwaukee, WI	2.0	1.0	715	$895	$1.25	25d	1	1.38mi
3037 N 1st St Milwaukee, WI	2.0	1.0	763	$990	$1.30	45d	1	1.39mi
3214 N 41st St Milwaukee, WI	2.0	1.0	900	$1,250	$1.39	45d	1	1.44mi
2724 N Palmer St Milwaukee, WI	3.0	1.0	900	$1,300	$1.44	45d	1	1.46mi
3156 N 1st St Milwaukee, WI	2.0	1.0	900	$895	$0.99	45d	1	1.47mi

Listing history 29 events

1. 2026-06-21
   days on market $32,000 Active 24 DOM
2. 2026-06-18
   days on market $32,000 Active 21 DOM
3. 2026-06-17
   days on market $32,000 Active 20 DOM
4. 2026-06-16
   days on market $32,000 Active 19 DOM
5. 2026-06-15
   days on market $32,000 Active 18 DOM
6. 2026-06-13
   days on market $32,000 Active 16 DOM
7. 2026-06-13
   days on market $32,000 Active 15 DOM
8. 2026-06-09
   days on market $32,000 Active 12 DOM
9. 2026-06-08
   days on market $32,000 Active 11 DOM
10. 2026-06-07
    days on market $32,000 Active 10 DOM
11. 2026-06-05
    days on market $32,000 Active 7 DOM
12. 2026-06-03
    days on market $32,000 Active 6 DOM
13. 2026-06-02
    days on market $32,000 Active 5 DOM
14. 2026-06-01
    days on market $32,000 Active 4 DOM
15. 2026-05-31
    days on market $32,000 Active 3 DOM
16. 2026-03-30
    status Pending
17. 2026-03-11
    listed $32,000 Active
18. 2025-10-13
    status Pending 221-char remark

    Show marketing remark (221 chars)

    this is a package deal and we will prefer cash or hard money lending, All 9 properties that must be purchased altogether. No exceptions. MLS nos. 1935800,1935803, 1935804,1935806, 1935812, 1935813, 1935817,1935822,1935823

19. 2025-10-13
    historical 221-char remark

    Show marketing remark (221 chars)

    this is a package deal and we will prefer cash or hard money lending, All 9 properties that must be purchased altogether. No exceptions. MLS nos. 1935800,1935803, 1935804,1935806, 1935812, 1935813, 1935817,1935822,1935823

20. 2025-09-18
    listed $30,000 Active 221-char remark

    Show marketing remark (221 chars)

    this is a package deal and we will prefer cash or hard money lending, All 9 properties that must be purchased altogether. No exceptions. MLS nos. 1935800,1935803, 1935804,1935806, 1935812, 1935813, 1935817,1935822,1935823

21. 2025-09-08
    status Pending 170-char remark

    Show marketing remark (170 chars)

    This is a package of properties that must be purchased altogether. No exceptions. MLS 1929833MLS 1929834MLS 1929836MLS 1929838MLS 1929839MLS 1929841MLS 1929845MLS 1929843

22. 2025-09-06
    historical 170-char remark

    Show marketing remark (170 chars)

    This is a package of properties that must be purchased altogether. No exceptions. MLS 1929833MLS 1929834MLS 1929836MLS 1929838MLS 1929839MLS 1929841MLS 1929845MLS 1929843

23. 2025-08-05
    listed $30,000 Active 170-char remark

    Show marketing remark (170 chars)

    This is a package of properties that must be purchased altogether. No exceptions. MLS 1929833MLS 1929834MLS 1929836MLS 1929838MLS 1929839MLS 1929841MLS 1929845MLS 1929843

24. 2024-03-30
    status Pending
25. 2024-03-29
    historical
26. 2024-03-10
    listed $44,900 Active
27. 2022-03-02
    soldstatus $713,000
28. 2022-03-02
    soldstatus $713,000
29. 1996-10-01
    soldstatus $12,000

ⓘ 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 ≥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: $13,368
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$160
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$931
• Taxable income: $7,865
• Est. tax owed @ 24.0%: −$1,888
• After-tax cash flow: $6,019/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): 19,887
• Household income: $29,336
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 2061.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 3% White 3% Hispanic / Latino 3%
• Common ancestry: Norwegian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 133.03%
• Current HPI: 397.7151
• Rent YoY: ▲ 8.28%
• 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

+166.7% since first listed

14 events — show timeline

• 2026-03-30 Pending — METROMLS
• 2026-03-11 Listed $32,000 METROMLS
• 2025-10-13 Pending — METROMLS
• 2025-10-13 Listing Removed — METROMLS
• 2025-09-18 Listed $30,000 METROMLS
• 2025-09-08 Pending — METROMLS
• 2025-09-06 Listing Removed — METROMLS
• 2025-08-05 Listed $30,000 METROMLS
• 2024-03-30 Pending — METROMLS
• 2024-03-29 Listing Removed — METROMLS
• 2024-03-10 Listed $44,900 METROMLS
• 2022-03-02 Sold (Public Records) $713,000 Public Records
• 2022-03-02 Sold (Public Records) $713,000 Public Records
• 1996-10-01 Sold (Public Records) $12,000 Public Records

Property tax history

+8.3%/yr

Latest (2024): $2,748 · -7.7% YoY. Source: county tax records.