8866 N 95th St Unit F · Milwaukee, WI 53224

$84,900

3 bd · 1.5 ba · 1,054 sqft · Condo · 2 Days on market

Built 1970 $261/mo HOA · 17% of rent

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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
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property being sold in the 'AS IS' condition. Room sizes have been estimated. Pre-approval or proof of funds with all offers. Call main office for special addendums to accompany offers. If this property is financed, it must be owner-occupied.

Key facts

• $261 HOA
• Parking
• Built 1970

Property features AI

Finance

• Financial info: Pets are permitted
• HOA & community: Monthly condo fee of $261; Association amenities include common green space and walking trail

Exterior

• Parking: One assigned surface parking space; Attached garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Condo unit in a midrise (3-5 stories) building; Multi-level unit; Part of The Woodlands condominium
• Construction: Assessor/public record used for year built
• Exterior features: Brick, brick/stone, and vinyl exterior; Zoned PD; Common green space and walking trail in the association

Interior

• Kitchen: Kitchen on the lower level approximately 13 x 12
• Bedrooms: Master bedroom (upper level) approximately 13 x 12; Second bedroom (upper level) approximately 12 x 12; Third bedroom (upper level) approximately 10 x 12
• Bathrooms: One full bathroom with shower over tub; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• 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 $85k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 11.6% 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; 15 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 $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $85k implies a 466% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.83% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.10%
• DSCR: 1.85
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.47×
• Total profit: $11,079
• Equity at exit: $12,659

10-year hold

• IRR: 23.3%
• Equity multiple: 3.39×
• Total profit: $56,823
• Equity at exit: $7,341

Cash invested: $23,772 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$261
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $312

Break-even live

Break-even rent $1,157

Max offer price $84,900

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9010 N 95th St Unit 1UNIT F Milwaukee, WI	3.0	1.5	1056	$1,550	$1.47	43d	1	0.10mi
9031A N 95th St Milwaukee, WI	4.0	1.5	1249	$1,500	$1.20	14d	1	0.10mi
9097 N 95th St Milwaukee, WI	3.0	1.5	1054	$1,225	$1.16	14d	1	0.22mi
8836 N 95th St Milwaukee, WI	3.0	1.5	1100	$1,450	$1.32	23d	1	0.24mi
9100 N 85th St Milwaukee, WI	2.0	1.0	950	$1,245	$1.31	43d	1	0.62mi
8573 N Granville Rd Milwaukee, WI	4.0	1.0	1072	$1,700	$1.59	14d	1	0.85mi
10851 W Donna Dr Milwaukee, WI	1.0–2.0	1.0	785	$1,200	$1.53	14d	80	1.19mi
7601 W Donna Ct #1 Milwaukee, WI	2.0	1.5	872	$1,250	$1.43	23d	1	1.24mi
7935 N 94th St Unit 7935 Milwaukee, WI	3.0	1.5	1250	$1,300	$1.04	44d	1	1.25mi
8183 N 107th St Unit 81678167-B Milwaukee, WI	2.0	1.5	1000	$1,650	$1.65	4d	1	1.37mi
8183 N 107th St Unit 8199-8199B Milwaukee, WI	2.0	1.5	1000	$1,700	$1.70	23d	1	1.37mi
8183 N 107th St Unit 8183K Milwaukee, WI	2.0	1.5	1000	$1,700	$1.70	4d	1	1.37mi
8183 N 107th St Unit 8199-8199C Milwaukee, WI	2.0	1.5	1000	$1,650	$1.65	43d	1	1.37mi
8183 N 107th St Unit 8199-8199E Milwaukee, WI	2.0	1.5	1000	$1,650	$1.65	23d	1	1.37mi
7300 W Dean Rd Milwaukee, WI	1.0–2.0	1.0–1.5	850	$1,545	$1.82	2d	8	1.40mi

HOA detail condo

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

Listing history 3 events

1. 2026-06-18
   days on market $84,900 Active 2 DOM
2. 2026-06-16
   remarks 334-char remark
3. 2026-06-16
   listed $84,900 Active 1 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,625
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − HOA: −$3,132
• − Depreciation: −$2,470
• Taxable income: $2,792
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,074/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): 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

+466.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $84,900 METROMLS
• 2007-06-22 Sold (MLS) $15,000 METROMLS