1987 W Melvina St · Milwaukee, WI 53206

$26,250

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 104 Days on market

Built 1915 2,613 sqft lot $19/sqft · 73% below area ↓ 17% since listing

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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 +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
• 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

City Tax Foreclosure - 3BR Single Family w/ 1,382 square feet, and more. City Scope of Essential Work is $20,900 Total scope of work is $23,800. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Bring flashlights & use caution when entering.

Key facts

• 2,613 sq ft lot
• Built 1915
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $24k (9.0% below list) — sets the bar for market timing.
• Cap rate 40.6% 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); 150 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,179/mo this rent would consume 48% 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 ($182 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $9k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,887 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.49% ✓
• Cap rate: 40.57%
• Cash-on-cash: 122.43%
• DSCR: 6.45
• GRM: 1.9

CMA / ARV

• ARV (median comp): $98,554
• List price: $26,250
• Delta: -73.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3840 N 18th St St	0.20mi	3/2.0	1,413 (+2%)	2mo	$120,000	$85	85
3741 N 25th St	0.44mi	3/2.0	1,397 (+1%)	2mo	$195,000	$140	76
3812 N 27th St	0.51mi	3/1.0	1,372 (-1%)	3mo	$79,900	$58	69
4182 N 13th St	0.64mi	4/2.0 (+1)	1,351 (-2%)	5mo	$239,000	$177	57
4348 N 19th St	0.61mi	3/2.0	1,499 (+8%)	1mo	$230,000	$153	56
3908 N 25th St	0.38mi	3/1.0	1,179 (-15%)	1mo	$73,200	$62	53
3450 N 23rd St	0.42mi	4/2.0 (+1)	1,556 (+13%)	4mo	$135,000	$87	51
4058 N 24th Pl	0.40mi	4/1.0 (+1)	1,561 (+13%)	3mo	$109,900	$70	48
2417 W Roosevelt Dr	0.58mi	4/2.0 (+1)	1,200 (-13%)	0mo	$194,900	$162	46
1508 W Concordia Ave	0.68mi	3/1.0	1,190 (-14%)	3mo	$150,000	$126	39
3936 N 28th St	0.56mi	4/1.0 (+1)	1,584 (+15%)	3mo	$146,600	$93	38
3783 N 9th St	0.74mi	4/2.0 (+1)	1,562 (+13%)	2mo	$220,000	$141	37

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: 10.29×
• Total profit: $68,306
• Equity at exit: $23,648

10-year hold

• IRR: —
• Equity multiple: 25.36×
• Total profit: $179,061
• Equity at exit: $50,998

Cash invested: $7,350 (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: 150
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$138
• Tax est. 1.5%: −$33 /mo · $394/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $750

Break-even live

Break-even rent $230

Max offer price $26,250

Occupancy floor 31%

Sensitivity live

Price	-10% $768	-5% $759	+0% $750	+5% $741	+10% $732
Rent	-10% $657	-5% $703	+0% $750	+5% $796	+10% $843
Rate	-1.0pp $763	-0.5pp $757	base $750	+0.5pp $743	+1.0pp $736

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: $6,562
• Closing costs: $788
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3911 N 20th St Unit 3913 Milwaukee, WI	2.0	1.0	950	$995	$1.05	24d	1	0.02mi
3927-3929 N 17th St Milwaukee, WI	2.0	1.0	900	$1,195	$1.33	44d	1	0.23mi
3646 N 19th St Milwaukee, WI	2.0	1.0	935	$1,100	$1.18	5d	1	0.27mi
2116 W Atkinson Ave Unit A Milwaukee, WI	4.0	1.0	1707	$2,000	$1.17	2d	1	0.27mi
3747 N 16th St Milwaukee, WI	2.0	1.0	1200	$875	$0.73	44d	1	0.33mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	17d	1	0.38mi
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	44d	1	0.57mi
4227 N 26th St Milwaukee, WI	2.0	1.0	950	$1,000	$1.05	17d	1	0.59mi
3388 N 27th St Unit 3388 Front House Milwaukee, WI	4.0	1.0	1212	$1,550	$1.28	5d	1	0.69mi
3298 N 13th St Milwaukee, WI	3.0	1.0	885	$895	$1.01	44d	1	0.81mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	22d	1	0.82mi
3347 N 29th St Unit 3347A Milwaukee, WI	2.0	1.0	950	$845	$0.89	15d	1	0.85mi
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	2d	1	0.88mi
4048 N 7th St Milwaukee, WI	2.0	1.0	1100	$1,150	$1.05	24d	1	0.91mi
3908 N 6th St Milwaukee, WI	2.0	1.0	1100	$1,150	$1.05	24d	1	0.96mi
1326 W Burleigh St Unit 1326 Lower Milwaukee, WI	2.0	1.0	900	$825	$0.92	2d	1	0.99mi
2955 N 17th St Unit B UPSTAIRS Milwaukee, WI	2.0	1.0	1000	$900	$0.90	17d	1	1.07mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	44d	1	1.09mi
3871-3873 N 36th St Unit 3871 Milwaukee, WI	2.0	1.0	987	$950	$0.96	24d	1	1.10mi
3045 N 11th St #3047 Milwaukee, WI	3.0	1.0	1065	$1,175	$1.10	5d	1	1.12mi
3630 W Nash St Milwaukee, WI	2.0	1.0	1000	$1,200	$1.20	24d	1	1.16mi
3600 N Vel R. Phillips Ave Milwaukee, WI	2.0	1.0	900	$950	$1.06	5d	1	1.18mi
3124 N 33rd St Milwaukee, WI	2.0	1.0	1200	$1,200	$1.00	44d	1	1.23mi
2931 W Chambers St Milwaukee, WI	2.0	1.0	1400	$1,050	$0.75	24d	1	1.24mi
2870 N 29th St #2872 Milwaukee, WI	3.0	1.0	1300	$1,250	$0.96	44d	1	1.32mi
3703 N 1st St Unit Upper-3705 Milwaukee, WI	3.0	1.0	1034	$1,200	$1.16	44d	1	1.33mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	17d	1	1.34mi
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	15d	1	1.34mi
3025 N 6th St Milwaukee, WI	2.0	1.0	1153	$1,125	$0.98	44d	1	1.36mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	5d	1	1.37mi
2765 N 26th St Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	5d	1	1.37mi
3606 N 41st St Unit 3608 Milwaukee, WI	2.0	1.0	1095	$975	$0.89	44d	1	1.40mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	24d	1	1.45mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	44d	1	1.45mi
3148 N 39th St Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.49mi
2630 N 24th St Milwaukee, WI	2.0	1.0	934	$1,450	$1.55	20d	1	1.49mi
3148 N 39th St Unit 1 Milwaukee, WI	2.0	1.0	1000	$1,100	$1.10	15d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $26,250 Active 104 DOM
2. 2026-06-17
   days on market $26,250 Active 103 DOM
3. 2026-06-16
   days on market $26,250 Active 102 DOM
4. 2026-06-15
   days on market $26,250 Active 101 DOM
5. 2026-06-13
   days on market $26,250 Active 99 DOM
6. 2026-06-13
   days on market $26,250 Active 98 DOM
7. 2026-06-10
   price $26,250 Active 95 DOM
8. 2026-06-09
   days on market $35,000 Active 95 DOM
9. 2026-06-08
   days on market $35,000 Active 94 DOM
10. 2026-06-07
    days on market $35,000 Active 93 DOM
11. 2026-06-05
    days on market $35,000 Active 90 DOM
12. 2026-06-03
    days on market $35,000 Active 89 DOM
13. 2026-06-02
    days on market $35,000 Active 88 DOM
14. 2026-06-01
    days on market $35,000 Active 87 DOM
15. 2026-05-31
    days on market $35,000 Active 86 DOM
16. 2026-03-06
    listed $35,000 Active 316-char remark

    Show marketing remark (316 chars)

    City Tax Foreclosure - 3BR Single Family w/ 1,382 square feet, and more. City Scope of Essential Work is $20,900 Total scope of work is $23,800. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Bring flashlights & use caution when entering.

17. 2026-02-17
    status Pending 136-char remark

    Show marketing remark (136 chars)

    This is a City of Milwaukee tax foreclosed property. Sealed Bids due by 2/16/2026 at 10:00AM. Owner Occupant offers will be prioritized.

18. 2026-02-17
    historical 136-char remark

    Show marketing remark (136 chars)

    This is a City of Milwaukee tax foreclosed property. Sealed Bids due by 2/16/2026 at 10:00AM. Owner Occupant offers will be prioritized.

19. 2026-01-14
    listed $46,600 Active 136-char remark

    Show marketing remark (136 chars)

    This is a City of Milwaukee tax foreclosed property. Sealed Bids due by 2/16/2026 at 10:00AM. Owner Occupant offers will be prioritized.

20. 2013-02-06
    listed $42,000
21. 2013-02-06
    historical

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% 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: $14,147
• − Mortgage interest: −$1,470
• − Property taxes: −$394
• − Insurance: −$131
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$764
• Taxable income: $9,124
• Est. tax owed @ 24.0%: −$2,190
• After-tax cash flow: $6,809/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

-16.7% since first listed

6 events — show timeline

• 2026-03-06 Listed $35,000 METROMLS
• 2026-02-17 Pending — METROMLS
• 2026-02-17 Listing Removed — METROMLS
• 2026-01-14 Listed $46,600 METROMLS
• 2013-02-06 Listing Removed — METROMLS
• 2013-02-06 Listed $42,000 METROMLS

Property tax history

+10.6%/yr

Latest (2023): $9,229 · +790.9% YoY. Source: county tax records.