3749 N 88th St #305 · Milwaukee, WI 53222

$74,900

1 bd · 1.0 ba · 863 sqft · Condo public records · 59 Days on market

Built 1974 $87/sqft · 27% below area Est $103k · 27% under $420/mo HOA · 35% 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• 1% rule +10.0/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and spacious 1-bedroom condo with a versatile den, offering the perfect mix of comfort, flexibility, and low-maintenance living. The open-concept layout creates an easy flow from the sun-filled dining room into the living room. The primary bedroom provides a peaceful retreat with generous closet space, while the den adds valuable flexibility, ideal for a home office, guest space, craft room, or cozy reading nook. In-unit laundry and ample storage make everyday living effortless. The star of the show is the private screened-in balcony, your own outdoor space where you can sip morning coffee, unwind after work, or enjoy summer evenings without the mosquitoes. It's the perfect extension of your living space. When the weather heats up, take a swim in the pool! Clubhouse also rentable!

Key facts

• $420 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $7 ($84/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 5.1% in Milwaukee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+2.9%/yr); 64 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $75k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

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

Questions for the listing agent

1. It's been on market 59 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 1974 — 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: 1.61% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 5.2

CMA / ARV

• ARV (median comp): $102,781
• List price: $74,900
• Delta: -27.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-11,592
• Equity at exit: $11,168

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-9,120
• 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 53222

• Rents YoY: 2.9%
• Active inventory: 64
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$393
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$31
• HOA: −$420
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $7

Break-even live

Break-even rent $1,199

Max offer price $74,900

Occupancy floor 94%

Sensitivity live

Price	-10% $49	-5% $28	+0% $7	+5% $-14	+10% $-35
Rent	-10% $-88	-5% $-41	+0% $7	+5% $55	+10% $102
Rate	-1.0pp $45	-0.5pp $26	base $7	+0.5pp $-12	+1.0pp $-32

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9016 N 90th St Unit 5004 204 Milwaukee, WI	2.0	1.0	975	$1,199	$1.23	17d	1	0.18mi
9016 N 90th St Unit 8873 103 Milwaukee, WI	2.0	1.5	950	$1,399	$1.47	6d	1	0.18mi
9016 N 90th St Unit 8875 101 Milwaukee, WI	1.0	1.0	815	$999	$1.23	16d	1	0.18mi
9016 N 90th St Unit 8854 103 Milwaukee, WI	2.0	1.5	950	$1,299	$1.37	25d	1	0.18mi
9016 N 90th St Unit 9002 104 Milwaukee, WI	1.0	1.0	815	$1,099	$1.35	17d	1	0.18mi
9016 N 90th St Unit 8858 204 Milwaukee, WI	2.0	1.0	975	$1,299	$1.33	6d	1	0.18mi
4141 N 84th St Unit 4141 Milwaukee, WI	2.0	1.0	950	$1,300	$1.37	45d	1	0.59mi
4175 N 91st St Milwaukee, WI	2.0	1.0	855	$1,099	$1.29	45d	1	0.60mi
4315 N 90th St Unit 4 Milwaukee, WI	2.0	1.0	750	$995	$1.33	14d	1	0.74mi
4278 N 84th St Unit 1 Milwaukee, WI	2.0	1.0	750	$995	$1.33	25d	1	0.76mi
4060 N 73rd St Apt 2 Milwaukee, WI	1.0	1.0	650	$850	$1.31	18d	1	1.11mi
4225 N 104th St Unit 2 Milwaukee, WI	2.0	1.5	1000	$1,250	$1.25	45d	1	1.16mi
8043 W Appleton Ave Milwaukee, WI	2.0	1.0	900	$1,200	$1.33	16d	1	1.21mi
8244 W Center St Unit NA Milwaukee, WI	2.0	1.0	920	$1,800	$1.96	6d	1	1.21mi
6960 W Appleton Ave Apt 4 Milwaukee, WI	2.0	1.0	750	$1,100	$1.47	45d	1	1.22mi
7608 Eagle St Wauwatosa, WI	1.0	1.0	675	$949	$1.41	14d	1	1.44mi
7608 Eagle St Unit 3 Wauwatosa, WI	1.0	1.0	675	$949	$1.41	3d	1	1.44mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-05
   price $74,900 798-char remark

   Show marketing remark (798 chars)

   Bright and spacious 1-bedroom condo with a versatile den, offering the perfect mix of comfort, flexibility, and low-maintenance living. The open-concept layout creates an easy flow from the sun-filled dining room into the living room. The primary bedroom provides a peaceful retreat with generous closet space, while the den adds valuable flexibility, ideal for a home office, guest space, craft room, or cozy reading nook. In-unit laundry and ample storage make everyday living effortless. The star of the show is the private screened-in balcony, your own outdoor space where you can sip morning coffee, unwind after work, or enjoy summer evenings without the mosquitoes. It's the perfect extension of your living space. When the weather heats up, take a swim in the pool! Clubhouse also rentable!

2. 2026-04-07
   price $79,900 798-char remark

   Show marketing remark (798 chars)

   Bright and spacious 1-bedroom condo with a versatile den, offering the perfect mix of comfort, flexibility, and low-maintenance living. The open-concept layout creates an easy flow from the sun-filled dining room into the living room. The primary bedroom provides a peaceful retreat with generous closet space, while the den adds valuable flexibility, ideal for a home office, guest space, craft room, or cozy reading nook. In-unit laundry and ample storage make everyday living effortless. The star of the show is the private screened-in balcony, your own outdoor space where you can sip morning coffee, unwind after work, or enjoy summer evenings without the mosquitoes. It's the perfect extension of your living space. When the weather heats up, take a swim in the pool! Clubhouse also rentable!

3. 2026-04-02
   price $81,000 798-char remark

   Show marketing remark (798 chars)

   Bright and spacious 1-bedroom condo with a versatile den, offering the perfect mix of comfort, flexibility, and low-maintenance living. The open-concept layout creates an easy flow from the sun-filled dining room into the living room. The primary bedroom provides a peaceful retreat with generous closet space, while the den adds valuable flexibility, ideal for a home office, guest space, craft room, or cozy reading nook. In-unit laundry and ample storage make everyday living effortless. The star of the show is the private screened-in balcony, your own outdoor space where you can sip morning coffee, unwind after work, or enjoy summer evenings without the mosquitoes. It's the perfect extension of your living space. When the weather heats up, take a swim in the pool! Clubhouse also rentable!

4. 2026-03-30
   price $83,900 798-char remark

   Show marketing remark (798 chars)

   Bright and spacious 1-bedroom condo with a versatile den, offering the perfect mix of comfort, flexibility, and low-maintenance living. The open-concept layout creates an easy flow from the sun-filled dining room into the living room. The primary bedroom provides a peaceful retreat with generous closet space, while the den adds valuable flexibility, ideal for a home office, guest space, craft room, or cozy reading nook. In-unit laundry and ample storage make everyday living effortless. The star of the show is the private screened-in balcony, your own outdoor space where you can sip morning coffee, unwind after work, or enjoy summer evenings without the mosquitoes. It's the perfect extension of your living space. When the weather heats up, take a swim in the pool! Clubhouse also rentable!

5. 2026-03-30
   price $79,900 798-char remark

   Show marketing remark (798 chars)

   Bright and spacious 1-bedroom condo with a versatile den, offering the perfect mix of comfort, flexibility, and low-maintenance living. The open-concept layout creates an easy flow from the sun-filled dining room into the living room. The primary bedroom provides a peaceful retreat with generous closet space, while the den adds valuable flexibility, ideal for a home office, guest space, craft room, or cozy reading nook. In-unit laundry and ample storage make everyday living effortless. The star of the show is the private screened-in balcony, your own outdoor space where you can sip morning coffee, unwind after work, or enjoy summer evenings without the mosquitoes. It's the perfect extension of your living space. When the weather heats up, take a swim in the pool! Clubhouse also rentable!

6. 2026-03-26
   listed $89,000 Active 798-char remark

   Show marketing remark (798 chars)

   Bright and spacious 1-bedroom condo with a versatile den, offering the perfect mix of comfort, flexibility, and low-maintenance living. The open-concept layout creates an easy flow from the sun-filled dining room into the living room. The primary bedroom provides a peaceful retreat with generous closet space, while the den adds valuable flexibility, ideal for a home office, guest space, craft room, or cozy reading nook. In-unit laundry and ample storage make everyday living effortless. The star of the show is the private screened-in balcony, your own outdoor space where you can sip morning coffee, unwind after work, or enjoy summer evenings without the mosquitoes. It's the perfect extension of your living space. When the weather heats up, take a swim in the pool! Clubhouse also rentable!

7. 1977-07-01
   soldstatus $37,000

ⓘ 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: $1,240 · $103/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$73/yr (+$6/mo · 5.9%)

ⓘ 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 ≥101°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: $14,496
• − Mortgage interest: −$4,196
• − Property taxes: −$1,240
• − Insurance: −$374
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − HOA: −$5,040
• − Depreciation: −$2,179
• Taxable loss: −$853
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $288/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): 24,663
• Household income: $76,980
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 867.0

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 0.61)
• Race & ethnicity: White 53% Black 33% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 6% Portuguese 3% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -160.15%
• Current HPI: 264.2798
• Rent YoY: ▲ 2.85%
• 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

+102.4% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $74,900 METROMLS
• 2026-04-07 Price Changed $79,900 METROMLS
• 2026-04-02 Price Changed $81,000 METROMLS
• 2026-03-30 Price Changed $83,900 METROMLS
• 2026-03-30 Price Changed $79,900 METROMLS
• 2026-03-26 Listed $89,000 METROMLS
• 1977-07-01 Sold (Public Records) $37,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $1,240 · +5.5% YoY. Source: county tax records.