3731 N 36th St · Milwaukee, WI 53216

$129,900

4 bd · 1.5 ba · 1,041 sqft · SingleFamily public records · 9 Days on market

Built 1946 4,791 sqft lot Est $108k · 20% 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Great opportunity for a first time home buyer! Four bedroom cape cod currently being rented at $765/month. Call today for a showing!

Key facts

• 4,791 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.0% 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 (+7.0%/yr); 126 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 39% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($898 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y ago; this cycle's ask is 6398% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $34k; list at $130k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1946 — 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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $108,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3606 N 36th St	0.11mi	3/1.0 (-1)	1,032 (-1%)	10mo	$150,000	$145	78
4102 W Capitol Dr	0.45mi	3/1.0 (-1)	1,077 (+4%)	2mo	$128,000	$119	65
3448 N 41st St	0.33mi	3/2.0 (-1)	1,104 (+6%)	6mo	$233,000	$211	62
4448 W Leon Ter	0.55mi	3/1.0 (-1)	1,014 (-3%)	2mo	$130,000	$128	61
3861 N 41st St	0.33mi	3/1.5 (-1)	1,105 (+6%)	11mo	$90,000	$81	60
4226 W Sieben Pl	0.59mi	3/1.0 (-1)	1,060 (+2%)	8mo	$90,000	$85	56
4713 W Fond Du Lac Ave	0.73mi	3/1.0 (-1)	1,056 (+1%)	4mo	$155,000	$147	53
3300 N 44th St	0.63mi	3/1.0 (-1)	1,080 (+4%)	8mo	$73,000	$68	51
3221 N 38th St	0.53mi	3/1.0 (-1)	1,174 (+13%)	3mo	$75,000	$64	44
4227 W Bonny Pl	0.65mi	3/1.0 (-1)	982 (-6%)	11mo	$56,400	$57	44
3828 N 26th St	0.68mi	3/1.0 (-1)	1,177 (+13%)	7mo	$25,000	$21	34
3513 N 25th St	0.70mi	3/1.0 (-1)	888 (-15%)	12mo	$92,000	$104	26

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: 15.3%
• Equity multiple: 1.82×
• Total profit: $29,784
• Equity at exit: $46,579

10-year hold

• IRR: 20.8%
• Equity multiple: 3.90×
• Total profit: $105,545
• Equity at exit: $63,665

Cash invested: $36,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$681
• Tax from tax record: −$156 /mo · $1,878/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $297

Break-even live

Break-even rent $1,129

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	43d	1	0.42mi
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	2d	1	0.65mi
3388 N 27th St Unit 3388 Front House Milwaukee, WI	4.0	1.0	1212	$1,550	$1.28	4d	1	0.67mi
3122 N 42nd St Milwaukee, WI	3.0	1.0	1323	$1,495	$1.13	4d	1	0.71mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	23d	1	0.73mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	43d	1	1.01mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	17d	1	1.04mi
2870 N 29th St #2872 Milwaukee, WI	3.0	1.0	1300	$1,250	$0.96	43d	1	1.06mi
3155 N 52nd St Milwaukee, WI	3.0	2.0	1300	$1,400	$1.08	43d	1	1.16mi
3100 W Center St Milwaukee, WI	3.0	2.0	1174	$1,531	$1.30	1d	1	1.21mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	43d	1	1.24mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	4d	1	1.25mi
2713 N 44th St Milwaukee, WI	3.0	1.0	1450	$1,350	$0.93	43d	1	1.26mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	43d	1	1.30mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	23d	1	1.34mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	43d	1	1.39mi
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	43d	1	1.40mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	17d	1	1.42mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	17d	1	1.43mi
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	14d	1	1.43mi
3012 N 57th St Unit Lower Milwaukee, WI	3.0	1.0	1130	$1,398	$1.24	4d	1	1.48mi

Listing history 20 events

1. 2026-05-08
   listed $1,999
2. 2026-04-21
   status Pending
3. 2026-04-12
   listed $129,900 Active
4. 2017-11-10
   soldstatus $34,500 Sold 132-char remark

   Show marketing remark (132 chars)

   Great opportunity for a first time home buyer! Four bedroom cape cod currently being rented at $765/month. Call today for a showing!

5. 2017-10-05
   historical Contingent 132-char remark

   Show marketing remark (132 chars)

   Great opportunity for a first time home buyer! Four bedroom cape cod currently being rented at $765/month. Call today for a showing!

6. 2017-09-28
   listed $59,900 Active 132-char remark

   Show marketing remark (132 chars)

   Great opportunity for a first time home buyer! Four bedroom cape cod currently being rented at $765/month. Call today for a showing!

7. 2013-08-05
   soldstatus $1,023,700
8. 2013-06-06
   soldstatus $78,200
9. 2013-02-10
   historical 71-char remark

   Show marketing remark (71 chars)

   Hard to find 4 bedroom hwf 1st floor bedrooms. Rec room in lower level.

10. 2013-02-10
    listed $55,857 71-char remark

    Show marketing remark (71 chars)

    Hard to find 4 bedroom hwf 1st floor bedrooms. Rec room in lower level.

11. 2013-02-09
    listed $59,777
12. 2013-02-09
    historical
13. 2013-02-02
    historical
14. 2013-02-02
    listed $95,900
15. 2013-02-01
    listed $89,900
16. 2013-02-01
    historical
17. 2013-02-01
    historical
18. 2013-02-01
    listed $109,857
19. 1995-09-01
    soldstatus $43,900
20. 1995-05-01
    soldstatus $25,000

ⓘ 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: $1,878 · $156/mo
• Projected year-2 tax: $2,140 · $178/mo
• Expected delta: +$263/yr (+$22/mo · 14.0%)

ⓘ 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: $18,059
• − Mortgage interest: −$7,276
• − Property taxes: −$1,878
• − Insurance: −$650
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$3,779
• Taxable income: $1,587
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $3,184/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

-92.0% since first listed

20 events — show timeline

• 2026-05-08 Listed for Rent $1,999 APPFOLIO
• 2026-04-21 Pending — METROMLS
• 2026-04-12 Listed $129,900 METROMLS
• 2017-11-10 Sold (MLS) $34,500 METROMLS
• 2017-10-05 Contingent — METROMLS
• 2017-09-28 Listed $59,900 METROMLS
• 2013-08-05 Sold (Public Records) $1,023,700 Public Records
• 2013-06-06 Sold (Public Records) $78,200 Public Records
• 2013-02-10 Listed $55,857 METROMLS
• 2013-02-10 Listing Removed — METROMLS
• 2013-02-09 Listing Removed — METROMLS
• 2013-02-09 Listed $59,777 METROMLS
• 2013-02-02 Listed $95,900 METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-01 Listing Removed — METROMLS
• 2013-02-01 Listed $89,900 METROMLS
• 2013-02-01 Listed $109,857 METROMLS
• 2013-02-01 Listing Removed — METROMLS
• 1995-09-01 Sold (Public Records) $43,900 Public Records
• 1995-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $1,878 · +4.3% YoY. Source: county tax records.