8525 W Lincoln Ave · West Allis, WI 53227

$100,000

4 bd · 1.0 ba · 1,108 sqft · SingleFamily · 2 Days on market

Built 1906 4,791 sqft lot

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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
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! 4BR/1BA, 1,100+ sq. ft. , West Allis Bungalow with great potential for flippers, buy and hold investors, or those exploring commercial uses with C-2 zoning! Convenient location near multiple hospitals may make this a strong mid-term rental option. Bring your vision! Home needs significant TLC and is unlikely to qualify for traditional financing. * * * Disclosures per seller: Roof leak that caused drywall damage/missing drywall has been repaired w/ roof replacement in 2019. Outdated electrical panel. Disconnected oil tank in basement. Mechanics + windows older (2 upper windows replaced in 2019). Extensive cosmetic work needed. Foundation report on file. Garage door replac

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 1906

Property features AI

Finance

• Other: Lot size approximately 0.11 acres (less than 1/2 acre); Zoned C-2 Commercial; Subdivision: Galkowskis; Inclusions: Refrigerator, oven/range, washer, dryer, dishwasher (any remaining items left at seller's convenience carry no monetary value); Exclusions: Seller's personal property

Exterior

• Parking: 1 parking space; Detached 2-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Located in a city (West Allis)
• Construction: Information source for year built: Assessor/Public Record
• Exterior features: Brick and brick/stone exterior; Sidewalks

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator
• Bathrooms: 1 full bath
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Cable/satellite available; High-speed internet; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.7% vs local median 4.3% in West Allis — 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 79/100 on livability (#69 in WI, #1,958 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• West Allis-West Milwaukee School District (urban): math 17% / reading 26% proficiency, ranked #328 of 342 in WI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 35 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $691 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 + 3.0% rent growth), your $28k 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.79% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.52%
• DSCR: 2.18
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $277,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2306 S 85th St	0.06mi	3/1.5 (-1)	1,135 (+2%)	1mo	$295,000	$260	86
2405 S 83rd St	0.19mi	3/1.5 (-1)	1,069 (-4%)	2mo	$329,000	$308	76
8924 W Lincoln Ave	0.25mi	3/1.0 (-1)	1,215 (+10%)	0mo	$245,000	$202	67
2348 S 84th St	0.13mi	3/1.0 (-1)	975 (-12%)	3mo	$225,000	$231	66
8621 W Montana Ave	0.58mi	3/1.0 (-1)	1,125 (+2%)	1mo	$273,000	$243	64
2459 S 82nd St	0.28mi	3/1.5 (-1)	1,214 (+10%)	2mo	$335,900	$277	62
2876 S 86th St	0.69mi	3/1.0 (-1)	1,126 (+2%)	1mo	$320,000	$284	60
2720 S 84th St	0.53mi	3/2.0 (-1)	1,155 (+4%)	1mo	$280,000	$242	58
8205 W Beloit Rd	0.70mi	3/1.5 (-1)	1,121 (+1%)	3mo	$356,400	$318	56
2046 S 94th St	0.59mi	3/1.0 (-1)	1,206 (+9%)	3mo	$302,046	$250	50
2030 S 77th St	0.66mi	3/1.0 (-1)	1,005 (-9%)	2mo	$180,350	$179	47
9402 W Cleveland Ave	0.71mi	4/1.5	1,260 (+14%)	2mo	$299,900	$238	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $19,788
• Equity at exit: $14,910

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $63,920
• Equity at exit: $8,646

Cash invested: $28,000 (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 53227

• Home prices YoY: -29.2%
• Active inventory: 35
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$227 /mo · $2,721/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $563

Break-even live

Break-even rent $1,074

Max offer price $100,000

Occupancy floor 63%

Sensitivity live

Price	-10% $620	-5% $591	+0% $563	+5% $535	+10% $507
Rent	-10% $422	-5% $493	+0% $563	+5% $634	+10% $704
Rate	-1.0pp $614	-0.5pp $589	base $563	+0.5pp $537	+1.0pp $511

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8530 W National Ave West Allis, WI	1.0–3.0	1.0–2.0	1037	$3,050	$2.94	3d	6	0.44mi
2122 S 77th St Milwaukee, WI	4.0	1.5	1434	$1,895	$1.32	15d	1	0.57mi
7745 W Beloit Rd Milwaukee, WI	3.0	1.5	1500	$1,875	$1.25	4d	1	0.70mi
1427 S 86th St West Allis, WI	3.0	1.0	998	$1,399	$1.40	13d	1	0.89mi
1732 S 71st St Unit 1732 West Allis, WI	3.0	1.0	912	$1,795	$1.97	13d	1	1.08mi

Listing history 3 events

1. 2026-06-15
   statusdays on market $100,000 Pending 2 DOM
2. 2026-06-13
   remarks 699-char remark
3. 2026-06-13
   listed $100,000 Active 1 DOM

ⓘ 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: $2,721 · $227/mo
• Projected year-2 tax: $2,721 · $227/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,442
• − Mortgage interest: −$5,602
• − Property taxes: −$2,721
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$2,909
• Taxable income: $5,612
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $5,411/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: West Allis-West Milwaukee School District
• NCES district ID: 5516260
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $45,620
• Composite: 18.71/100
• National rank: #8881
• State rank: #328 of 342 in WI

Livability — West Allis

• Score: 79/100
• State rank: #69
• US rank: #1958

Category grades

Amenities F Commute A+ Cost of living A+ Crime C+ Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Allis, WI
• County: Milwaukee County · 926,379 people
• City population: 57,365
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 22,885
• Household income: $73,321
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 905.0

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 White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Two or more races 11% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 15% Lithuanian 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 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: ▼ -103.81%
• Current HPI: 251.8597
• Rent YoY: —
• 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

• 2026-06-12 Listed $100,000 METROMLS

Property tax history

+0.9%/yr

Latest (2024): $2,721 · +14.5% YoY. Source: county tax records.