8910 N 95th St Unit L · Milwaukee, WI 53224

$74,900

3 bd · 1.5 ba · 1,054 sqft · Condo · 50 Days on market

Built 1970 Average condition $71/sqft · 21% above area Est $62k · 21% over $261/mo HOA · 17% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own? This property may be eligable for a $5000 Chase Homebuyer Grant. With a monthly mortgage payment that could easily sit below local market rents, this property is a smart financial move. For investors, the three-bedroom configuration commands strong rental demand and solid cash flow in a competitive market.

Key facts

• $261 HOA
• Parking
• Built 1970

Property features AI

Finance

• Other: Zoning: PD; Building contains 10 units; association reported 576 units
• HOA & community: Condo fee of $261 monthly; Community amenities include common green space and walking trail; Pets permitted

Exterior

• Parking: Assigned surface parking space (1 space); Attached garage
• Utilities: Municipal water; Municipal sewer
• Home design: Condo in a midrise building (3–5 stories); Multi-level unit; Part of The Woodlands condominium
• Construction: Built (year source: assessor/public record)
• Exterior features: Brick, brick/stone, and vinyl exterior

Interior

• Kitchen: Kitchen on the lower level, approx. 13 x 12
• Bedrooms: Master bedroom (upper level), approx. 13 x 12; Bedroom 2 (upper level), approx. 12 x 12; Bedroom 3 (upper level), approx. 10 x 12
• Bathrooms: One full bathroom with shower over tub; One half bathroom
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Partial basement; Family room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $75k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 (+6.0%/yr); 40 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 2.09% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.09%
• DSCR: 2.16
• GRM: 4.0

CMA / ARV

• ARV (median comp): $61,962
• List price: $74,900
• Delta: 20.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.04×
• Total profit: $21,858
• Equity at exit: $11,168

10-year hold

• IRR: 34.2%
• Equity multiple: 4.72×
• Total profit: $77,988
• Equity at exit: $6,476

Cash invested: $20,972 (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 53224

• Home prices YoY: -17.2%
• Rents YoY: 6.0%
• Active inventory: 40
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$261
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $456

Break-even live

Break-even rent $986

Max offer price $74,900

Occupancy floor 66%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9031A N 95th St Milwaukee, WI	4.0	1.5	1249	$1,500	$1.20	14d	1	0.12mi
9010 N 95th St Unit 1UNIT F Milwaukee, WI	3.0	1.5	1056	$1,550	$1.47	43d	1	0.15mi
9097 N 95th St Milwaukee, WI	3.0	1.5	1054	$1,225	$1.16	14d	1	0.28mi
8836 N 95th St Milwaukee, WI	3.0	1.5	1100	$1,450	$1.32	23d	1	0.30mi
9100 N 85th St Milwaukee, WI	2.0	1.0	950	$1,245	$1.31	43d	1	0.70mi
8573 N Granville Rd Milwaukee, WI	4.0	1.0	1072	$1,700	$1.59	14d	1	0.77mi
10851 W Donna Dr Milwaukee, WI	1.0–2.0	1.0	785	$1,200	$1.53	14d	80	1.11mi
7935 N 94th St Unit 7935 Milwaukee, WI	3.0	1.5	1250	$1,300	$1.04	44d	1	1.18mi
7601 W Donna Ct #1 Milwaukee, WI	2.0	1.5	872	$1,250	$1.43	23d	1	1.25mi
8183 N 107th St Unit 81678167-B Milwaukee, WI	2.0	1.5	1000	$1,650	$1.65	4d	1	1.29mi
8183 N 107th St Unit 8199-8199B Milwaukee, WI	2.0	1.5	1000	$1,700	$1.70	23d	1	1.29mi
8183 N 107th St Unit 8183K Milwaukee, WI	2.0	1.5	1000	$1,700	$1.70	4d	1	1.29mi
8183 N 107th St Unit 8199-8199C Milwaukee, WI	2.0	1.5	1000	$1,650	$1.65	43d	1	1.29mi
8183 N 107th St Unit 8199-8199E Milwaukee, WI	2.0	1.5	1000	$1,650	$1.65	23d	1	1.29mi
7300 W Dean Rd Milwaukee, WI	1.0–2.0	1.0–1.5	850	$1,545	$1.82	2d	8	1.42mi
7960 N 107th St Milwaukee, WI	1.0–2.0	1.0–2.0	956	$1,945	$2.03	11d	9	1.44mi

HOA detail condo

• Monthly dues: $261 · $3,132/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $74,900 Active 50 DOM
2. 2026-06-17
   days on market $74,900 Active 49 DOM
3. 2026-06-16
   days on market $74,900 Active 48 DOM
4. 2026-06-15
   days on market $74,900 Active 47 DOM
5. 2026-06-13
   days on market $74,900 Active 45 DOM
6. 2026-06-13
   days on market $74,900 Active 44 DOM
7. 2026-06-09
   days on market $74,900 Active 41 DOM
8. 2026-06-08
   days on market $74,900 Active 40 DOM
9. 2026-06-07
   days on market $74,900 Active 39 DOM
10. 2026-06-05
    days on market $74,900 Active 36 DOM
11. 2026-06-03
    days on market $74,900 Active 35 DOM
12. 2026-06-02
    days on market $74,900 Active 34 DOM
13. 2026-06-01
    days on market $74,900 Active 33 DOM
14. 2026-05-31
    days on market $74,900 Active 32 DOM
15. 2026-04-29
    listed $74,900 Active 269-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,752
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − HOA: −$3,132
• − Depreciation: −$2,179
• Taxable income: $4,747
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,331/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 · 12 photos

Average 55/100 Cosmetic rehab

This townhouse is in average condition with some cosmetic updates needed. A kitchen and bathroom renovation would significantly increase its value for both resale and rental.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Minor bathroom fixtures — basic and in good condition
• Minor HVAC system — basic setup, may need cleaning

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value
• Both bathroom renovation — updating the bathroom can increase both resale and rental value
• Both HVAC upgrade — upgrading the HVAC system can improve comfort and energy efficiency, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in good condition	Minor	$500–3,000
HVAC system · basic setup, may need cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen can increase both resale and rental value ↑
• Both bathroom renovation — updating the bathroom can increase both resale and rental value ↑
• Both HVAC upgrade — upgrading the HVAC system can improve comfort and energy efficiency, increasing both resale and rental value ↑

ⓘ 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): 21,223
• Household income: $67,803
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1137.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 57% White 18% Asian 13% Hispanic / Latino 7% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 2% Italian 2% Portuguese 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 6% Other Asian/Pacific 5% German/W. Germanic 1%

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: ▼ -66.27%
• Current HPI: 318.5025
• Rent YoY: ▲ 5.95%
• 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

• 2026-04-29 Listed $74,900 METROMLS