3263 N 35th St · Milwaukee, WI 53216

$26,250

2 bd · 1.0 ba · 911 sqft · SingleFamily public records · 104 Days on market

Built 1923 4,791 sqft lot $29/sqft · 79% below area

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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
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This is a City Of Milwaukee owned Tax Foreclosure. Buyers must show proof of funds or financing to cover purchase price & essential repairs. Essential Repairs:$119,925 (Total Scope Of Work:$125,825 )

Key facts

• 4,791 sq ft lot
• Built 1923
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/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 32.8% 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 (+7.0%/yr); 126 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• In year one you build about $531 of equity ($182 loan paydown + $349 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

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: property tax is 4.5% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

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 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 3.99% ✓
• Cap rate: 32.80%
• Cash-on-cash: 94.67%
• DSCR: 5.21
• GRM: 2.1

CMA / ARV

• ARV (median comp): $126,211
• List price: $26,250
• Delta: -79.20%
• 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
3717 N 27th St	0.69mi	2/1.0	912 (+0%)	9mo	$51,500	$56	60
3252 N 40th St	0.26mi	2/1.0	1,042 (+14%)	5mo	$70,000	$67	60
4227 W Bonny Pl	0.45mi	3/1.0 (+1)	982 (+8%)	11mo	$56,400	$57	52
3513 N 25th St	0.70mi	3/1.0 (+1)	888 (-2%)	12mo	$92,000	$104	48
3606 N 36th St	0.35mi	3/1.0 (+1)	1,032 (+13%)	11mo	$150,000	$145	48
3710 N 36th St	0.43mi	3/1.0 (+1)	980 (+8%)	18mo	$124,900	$127	47
3760 N 42nd St	0.63mi	2/1.0	1,038 (+14%)	3mo	$155,000	$149	45
3160 N 24th Pl	0.73mi	3/1.0 (+1)	913 (+0%)	19mo	$94,900	$104	45
3750 N 27th St	0.74mi	2/1.0	826 (-9%)	8mo	$44,000	$53	44
3172 N 46th St	0.68mi	2/1.0	984 (+8%)	14mo	$151,000	$153	43
3423 N 41st St	0.42mi	3/1.0 (+1)	1,047 (+15%)	12mo	$230,000	$220	41
3818 N 39th St	0.59mi	2/1.0	1,024 (+12%)	21mo	$114,000	$111	34

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: —
• Equity multiple: 6.76×
• Total profit: $42,301
• Equity at exit: $9,413

10-year hold

• IRR: —
• Equity multiple: 15.92×
• Total profit: $109,681
• Equity at exit: $12,865

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 53216

• Home prices YoY: 0.3%
• Rents YoY: 7.0%
• Active inventory: 126
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,048 high
• Mortgage (P&I): −$138
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $580

Break-even live

Break-even rent $314

Max offer price $26,250

Occupancy floor 40%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3148 N 39th St Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.22mi
3148 N 39th St Unit 1 Milwaukee, WI	2.0	1.0	1000	$1,100	$1.10	15d	1	0.22mi
3179 N 39th St Milwaukee, WI	1.0	1.0	800	$850	$1.06	2d	1	0.24mi
3179 N 39th St Unit 3907AUER Milwaukee, WI	1.0	1.0	800	$750	$0.94	3d	1	0.24mi
3214 N 41st St Milwaukee, WI	2.0	1.0	900	$1,250	$1.39	44d	1	0.31mi
3347 N 29th St Unit 3347A Milwaukee, WI	2.0	1.0	950	$845	$0.89	15d	1	0.43mi
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	2d	1	0.45mi
3630 W Nash St Milwaukee, WI	2.0	1.0	1000	$1,200	$1.20	24d	1	0.46mi
2866 N 34th St Unit 2866A Milwaukee, WI	2.0	1.0	534	$895	$1.68	44d	1	0.48mi
2866 N 34th St Unit 2866 Milwaukee, WI	3.0	1.0	534	$1,095	$2.05	4d	1	0.48mi
3606 N 41st St Unit 3608 Milwaukee, WI	2.0	1.0	1095	$975	$0.89	44d	1	0.48mi
3340 N 44th St Milwaukee, WI	2.0	1.0	900	$1,295	$1.44	12d	1	0.53mi
4409 W Burleigh St Apt 1 Milwaukee, WI	2.0	1.0	800	$795	$0.99	4d	1	0.59mi
3871-3873 N 36th St Unit 3871 Milwaukee, WI	2.0	1.0	987	$950	$0.96	24d	1	0.66mi
2706 N 39th St Unit 2706 Milwaukee, WI	2.0	1.0	866	$845	$0.98	44d	1	0.71mi
2646 N 34th St Unit 2646A Upper Milwaukee, WI	2.0	1.0	609	$895	$1.47	24d	1	0.75mi
3039 N 24th Pl Unit 3039 Milwaukee, WI	2.0	1.0	800	$995	$1.24	16d	1	0.76mi
3925 N 41st St Unit 2 Milwaukee, WI	1.0	1.0	700	$845	$1.21	24d	1	0.80mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	12d	1	0.81mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	24d	1	0.83mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	4d	1	0.84mi
2765 N 26th St Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	4d	1	0.84mi
2712 N 44th St Unit 2712A Milwaukee, WI	2.0	1.0	911	$995	$1.09	24d	1	0.85mi
2517 W Hadley St Milwaukee, WI	2.0	1.0	850	$1,050	$1.24	15d	1	0.86mi
3901 N 27th St Unit 3907 Milwaukee, WI	2.0	1.0	715	$895	$1.25	24d	1	0.86mi
3072 N 49th St Milwaukee, WI	2.0	1.0	1000	$950	$0.95	16d	1	0.86mi
3072 N 49th St Unit 3072- 3 Milwaukee, WI	2.0	1.0	1000	$950	$0.95	44d	1	0.86mi
3066 N 49th St Unit 3066-5 Milwaukee, WI	2.0	1.0	1100	$950	$0.86	44d	1	0.87mi
2550 N 36th St Unit 2550A Upper Milwaukee, WI	2.0	1.0	711	$845	$1.19	24d	1	0.87mi
2214-2220 W Hopkins St Unit 2214 7 Milwaukee, WI	1.0	1.0	530	$750	$1.42	21d	1	0.90mi
2214-2220 W Hopkins St Unit 2214 6 Milwaukee, WI	1.0	1.0	530	$695	$1.31	44d	1	0.90mi
2530 N 37th St Milwaukee, WI	2.0	1.0	1037	$1,000	$0.96	15d	1	0.90mi
3410 N 23rd St Milwaukee, WI	2.0	1.0	800	$800	$1.00	17d	1	0.90mi
2663 N 44th St Unit 1 Milwaukee, WI	2.0	1.0	900	$995	$1.11	44d	1	0.91mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	44d	1	0.92mi
2512 N 41st St #2514 Milwaukee, WI	2.0	1.0	1007	$1,200	$1.19	44d	1	0.98mi
2530 N 28th St Unit 2530 Lower Milwaukee, WI	2.0	1.0	764	$995	$1.30	15d	1	1.02mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	17d	1	1.05mi
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	15d	1	1.05mi
5137 W Keefe Ave Unit 5137 Milwaukee, WI	2.0	1.0	1000	$1,550	$1.55	3d	1	1.09mi

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. 2026-06-09
   days on market $26,250 Active 95 DOM
8. 2026-06-08
   days on market $26,250 Active 94 DOM
9. 2026-06-07
   days on market $26,250 Active 93 DOM
10. 2026-06-05
    days on market $26,250 Active 90 DOM
11. 2026-06-03
    days on market $26,250 Active 89 DOM
12. 2026-06-02
    days on market $26,250 Active 88 DOM
13. 2026-06-01
    days on market $26,250 Active 87 DOM
14. 2026-05-31
    days on market $26,250 Active 86 DOM
15. 2026-05-11
    price $26,250 205-char remark

    Show marketing remark (205 chars)

    This is a City Of Milwaukee owned Tax Foreclosure. Buyers must show proof of funds or financing to cover purchase price & essential repairs. Essential Repairs:$119,925 (Total Scope Of Work:$125,825 )

16. 2026-03-06
    listed $35,000 Active 205-char remark

    Show marketing remark (205 chars)

    This is a City Of Milwaukee owned Tax Foreclosure. Buyers must show proof of funds or financing to cover purchase price & essential repairs. Essential Repairs:$119,925 (Total Scope Of Work:$125,825 )

17. 2026-02-17
    status Pending 238-char remark

    Show marketing remark (238 chars)

    This is a tax foreclosed property. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized. BIDS DUE FEBRUARY 16, 2026 AT 10:00am

18. 2026-02-17
    historical 238-char remark

    Show marketing remark (238 chars)

    This is a tax foreclosed property. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized. BIDS DUE FEBRUARY 16, 2026 AT 10:00am

19. 2026-01-13
    listed $40,300 Active 238-char remark

    Show marketing remark (238 chars)

    This is a tax foreclosed property. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized. BIDS DUE FEBRUARY 16, 2026 AT 10:00am

20. 2013-10-07
    listed $22,900
21. 2013-10-07
    historical

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $12,573
• − Mortgage interest: −$1,470
• − Property taxes: −$1,191
• − Insurance: −$131
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$764
• Taxable income: $7,005
• Est. tax owed @ 24.0%: −$1,681
• After-tax cash flow: $5,277/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): 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

+14.6% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $26,250 METROMLS
• 2026-03-06 Listed $35,000 METROMLS
• 2026-02-17 Pending — METROMLS
• 2026-02-17 Listing Removed — METROMLS
• 2026-01-13 Listed $40,300 METROMLS
• 2013-10-07 Listing Removed — METROMLS
• 2013-10-07 Listed $22,900 METROMLS

Property tax history

+6.9%/yr

Latest (2024): $1,191 · -46.4% YoY. Source: county tax records.