9261 W Allyn St Unit C · Milwaukee, WI 53224

$84,900

3 bd · 1.5 ba · 1,054 sqft · Condo · 44 Days on market

Built 1970 Fair condition $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 +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This condo is ready for immediate occupancy. Rentals allowed. Sold As Is. This is an excellent buy, 3 bedrooms, one and one half bath, private laundry area, one outside reserved parking place. Newer flooring, counters and carpet.

Key facts

• $261 HOA
• Parking
• Built 1970

Property features AI

Finance

• Other: Zoning: PD
• HOA & community: Monthly condo fee of $261; Community amenities include common green space and walking trail; Condominium name: The Woodlands; Units in building: 10; units in association: 576; Pets permitted

Exterior

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

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $18k; list at $85k implies a 365% 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.77% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 4.7

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: 8.6%
• Equity multiple: 1.35×
• Total profit: $8,400
• Equity at exit: $12,659

10-year hold

• IRR: 21.0%
• Equity multiple: 3.13×
• Total profit: $50,568
• 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: 4.7×

Monthly cashflow live

• Estimated rent: $1,502 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: −$315
• Net cashflow: $272

Break-even live

Break-even rent $1,157

Max offer price $84,900

Occupancy floor 77%

Sensitivity live

Price	-10% $331	-5% $302	+0% $272	+5% $243	+10% $214
Rent	-10% $154	-5% $213	+0% $272	+5% $332	+10% $391
Rate	-1.0pp $315	-0.5pp $294	base $272	+0.5pp $250	+1.0pp $228

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9097 N 95th St Milwaukee, WI	3.0	1.5	1054	$1,225	$1.16	15d	1	0.12mi
9010 N 95th St Unit 1UNIT F Milwaukee, WI	3.0	1.5	1056	$1,550	$1.47	44d	1	0.13mi
8836 N 95th St Milwaukee, WI	3.0	1.5	1100	$1,450	$1.32	24d	1	0.16mi
9031A N 95th St Milwaukee, WI	4.0	1.5	1249	$1,500	$1.20	15d	1	0.18mi
9100 N 85th St Milwaukee, WI	2.0	1.0	950	$1,245	$1.31	44d	1	0.55mi
8573 N Granville Rd Milwaukee, WI	4.0	1.0	1072	$1,700	$1.59	15d	1	0.97mi
7601 W Donna Ct #1 Milwaukee, WI	2.0	1.5	872	$1,250	$1.43	24d	1	1.26mi
10851 W Donna Dr Milwaukee, WI	1.0–2.0	1.0	785	$1,200	$1.53	15d	80	1.31mi
7935 N 94th St Unit 7935 Milwaukee, WI	3.0	1.5	1250	$1,300	$1.04	45d	1	1.39mi
7300 W Dean Rd Milwaukee, WI	1.0–2.0	1.0–1.5	850	$1,545	$1.82	3d	8	1.42mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-13
   statusdays on market $84,900 Pending 44 DOM
2. 2026-06-09
   days on market $84,900 Active 42 DOM
3. 2026-06-08
   days on market $84,900 Active 41 DOM
4. 2026-06-07
   days on market $84,900 Active 40 DOM
5. 2026-06-05
   days on market $84,900 Active 37 DOM
6. 2026-06-03
   days on market $84,900 Active 36 DOM
7. 2026-06-02
   days on market $84,900 Active 35 DOM
8. 2026-06-01
   days on market $84,900 Active 34 DOM
9. 2026-05-31
   days on market $84,900 Active 33 DOM
10. 2026-05-01
    status Active 326-char remark
11. 2026-04-26
    status Pending 326-char remark
12. 2026-04-23
    listed $84,900 Active 326-char remark
13. 2017-02-07
    soldstatus $18,250 Sold 229-char remark

    Show marketing remark (229 chars)

    This condo is ready for immediate occupancy. Rentals allowed. Sold As Is. This is an excellent buy, 3 bedrooms, one and one half bath, private laundry area, one outside reserved parking place. Newer flooring, counters and carpet.

14. 2017-01-26
    historical Contingent 229-char remark

    Show marketing remark (229 chars)

    This condo is ready for immediate occupancy. Rentals allowed. Sold As Is. This is an excellent buy, 3 bedrooms, one and one half bath, private laundry area, one outside reserved parking place. Newer flooring, counters and carpet.

15. 2017-01-17
    listed $22,500 Active 229-char remark

    Show marketing remark (229 chars)

    This condo is ready for immediate occupancy. Rentals allowed. Sold As Is. This is an excellent buy, 3 bedrooms, one and one half bath, private laundry area, one outside reserved parking place. Newer flooring, counters and carpet.

ⓘ 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: $18,023
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − HOA: −$3,132
• − Depreciation: −$2,470
• Taxable income: $2,286
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $2,719/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 · 11 photos

Fair 45/100 Moderate rehab

This three-bedroom condo requires moderate renovations to improve its condition and increase its value for both resale and rental purposes.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor flooring — carpeted floors

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet with hardwood flooring — increases both resale and rental value
• Both update kitchen cabinets and countertops — modernizes the space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
flooring · carpeted floors	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood flooring — increases both resale and rental value ↑
• Both update kitchen cabinets and countertops — modernizes the space and adds 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

+277.3% since first listed

7 events — show timeline

• 2026-06-11 Pending — METROMLS
• 2026-05-01 Relisted — METROMLS
• 2026-04-26 Pending — METROMLS
• 2026-04-23 Listed $84,900 METROMLS
• 2017-02-07 Sold (MLS) $18,250 METROMLS
• 2017-01-26 Contingent — METROMLS
• 2017-01-17 Listed $22,500 METROMLS