3716 N 36th St · Milwaukee, WI 53216

$169,900

4 bd · 2.0 ba · 1,940 sqft · MultiFamily · 15 Days on market

Built 1929 Fair condition 3,920 sqft lot Est $122k · 39% 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• Appreciation +5.7/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investment opportunity or owner-occupant special! This well-maintained duplex features two spacious 2-bedroom, 1-bath units with tasteful updates throughout. Each unit offers a functional layout, generous living space, and strong rental potential. Whether you're looking to expand your investment portfolio or offset your mortgage by living in one unit and renting the other, this property provides flexibility and value. Conveniently located in Roosevelt Grove, duplexes like this don't last long on the market. Don't miss your chance to own a solid income-producing property with room for future appreciation!

Key facts

• Tasteful updates
• Functional layout
• 3,920 sq ft lot

Tags

• WELL MAINTAINED DUPLEX
• TASTEFUL UPDATES
• FUNCTIONAL LAYOUT
• GENEROUS LIVING SPACE
• STRONG RENTAL POTENTIAL

Property features AI

Exterior

• Parking: One additional parking space; Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; 2 gas meters
• Home design: 2-story duplex; Multi-family property; Zoned RES
• Construction: Less than 1/2 acre lot (approx. 0.09 acre)
• Exterior features: Aluminum/steel siding

Interior

• Kitchen: All kitchen appliances included; Unit 2 kitchen located on upper level (approx. 11 x 10)
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms (master on upper level)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Interior features: Full basement
• Laundry & utility: Washer and dryer are excluded (personal property)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive. Per door: $255/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% 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 (+7.0%/yr); 130 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,133/mo this rent would consume 55% of the median local household income ($47k/yr) (locally 2202% 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 ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 7.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.26% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $122,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3625 W Capitol Dr	0.34mi	4/2.0	2,100 (+8%)	5mo	$165,000	$79	67
4049 N Elmhurst Rd #4051	0.42mi	4/2.0	2,122 (+9%)	2mo	$170,000	$80	63
3260 N 34th St Unit 3260A	0.46mi	4/2.0	1,776 (-8%)	2mo	$86,000	$48	62
3259 N 35th St	0.44mi	4/2.0	1,773 (-9%)	3mo	$185,000	$104	62
4045 N 26th St Unit 4045A	0.74mi	4/2.0	1,963 (+1%)	2mo	$66,100	$34	62
3148 N 39th St #3150	0.61mi	4/2.0	2,044 (+5%)	2mo	$128,888	$63	61
3166 N 39th St #3168	0.59mi	4/2.0	2,064 (+6%)	2mo	$145,000	$70	60
2450 W Keefe Ave #2452	0.74mi	3/2.0 (-1)	1,831 (-6%)	1mo	$35,000	$19	50
3068 N 34th St Unit 3068A	0.69mi	5/2.0 (+1)	2,087 (+8%)	0mo	$110,000	$53	50
3233 W Auer Ave	0.57mi	4/2.0	1,657 (-15%)	1mo	$78,500	$47	48
4228 W Auer Ave #4230	0.68mi	4/2.0	2,148 (+11%)	5mo	$106,000	$49	47
3221 N 29th St	0.65mi	5/2.0 (+1)	1,688 (-13%)	4mo	$127,000	$75	40

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

Projected returns pro-forma

1.33% appreciation · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.00×
• Total profit: $47,450
• Equity at exit: $60,922

10-year hold

• IRR: 23.9%
• Equity multiple: 4.33×
• Total profit: $158,591
• Equity at exit: $83,269

Cash invested: $47,572 (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 53216

• Home prices YoY: 0.3%
• Rents YoY: 7.0%
• Active inventory: 130
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $511

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 71%

Sensitivity live

Price	-10% $628	-5% $570	+0% $511	+5% $452	+10% $394
Rent	-10% $342	-5% $427	+0% $511	+5% $595	+10% $679
Rate	-1.0pp $596	-0.5pp $554	base $511	+0.5pp $467	+1.0pp $422

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,134
Total (2 units)			$2,133

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	45d	1	0.46mi
2704 W Concordia Ave Unit Na Milwaukee, WI	5.0	2.0	1856	$2,500	$1.35	24d	1	0.66mi
3122 N 42nd St Milwaukee, WI	3.0	1.0	1323	$1,495	$1.13	5d	1	0.74mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	24d	1	0.75mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	18d	1	0.99mi
2870 N 29th St #2872 Milwaukee, WI	3.0	1.0	1300	$1,250	$0.96	45d	1	1.04mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	45d	1	1.06mi
2116 W Atkinson Ave Unit A Milwaukee, WI	4.0	1.0	1707	$2,000	$1.17	3d	1	1.08mi
2976 N 49th St Milwaukee, WI	3.0	1.0	1700	$1,300	$0.76	18d	1	1.16mi
3155 N 52nd St Milwaukee, WI	3.0	2.0	1300	$1,400	$1.08	45d	1	1.21mi
2713 N 44th St Milwaukee, WI	3.0	1.0	1450	$1,350	$0.93	45d	1	1.28mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	18d	1	1.40mi

Listing history 11 events

1. 2026-06-18
   days on market $169,900 Active 15 DOM
2. 2026-06-17
   days on market $169,900 Active 14 DOM
3. 2026-06-16
   days on market $169,900 Active 13 DOM
4. 2026-06-15
   days on market $169,900 Active 12 DOM
5. 2026-06-13
   days on market $169,900 Active 10 DOM
6. 2026-06-13
   days on market $169,900 Active 9 DOM
7. 2026-06-09
   days on market $169,900 Active 6 DOM
8. 2026-06-08
   days on market $169,900 Active 5 DOM
9. 2026-06-07
   days on market $169,900 Active 4 DOM
10. 2026-06-05
    remarks 611-char remark
11. 2026-06-05
    listed $169,900 Active 1 DOM

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,596
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$4,943
• Taxable income: $3,643
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $5,257/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This two-unit property requires moderate renovations to improve its condition and increase its value. Focus on updating the kitchens and exterior to attract more buyers and renters.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance and need for cleaning.
• Moderate Bathtub and fixtures — Dated appearance and need for cleaning.
• Moderate Siding — Weathered appearance and need for repainting.
• Moderate Windows — Need cleaning and potential for replacement.
• Moderate Landscaping — Overgrown and needs trimming and planting.

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can increase both resale and rental value.
• Both Landscaping and curb appeal — Improving the exterior can attract more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance and need for cleaning.	Moderate	$3,000–15,000
Bathtub and fixtures · Dated appearance and need for cleaning.	Moderate	$3,000–15,000
Siding · Weathered appearance and need for repainting.	Moderate	$3,000–15,000
Windows · Need cleaning and potential for replacement.	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming and planting.	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Landscaping and curb appeal — Improving the exterior can attract more buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 30,345
• Household income: $46,752
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2202.0

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 (81%)
• Race & ethnicity: Black 81% White 9% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 1%
• Foreign-born: 3% · Canada, Philippines, China
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 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: ▲ 1.33%
• Current HPI: 381.0954
• Rent YoY: ▲ 7.01%
• 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

1 event — show timeline

• 2026-06-03 Listed $169,900 METROMLS