7731 N 60th St Unit G · Milwaukee, WI 53223

$75,000

2 bd · 2.0 ba · 1,003 sqft · Condo public records · 286 Days on market

Built 1972 $75/sqft · 15% above area Est $65k · 15% over $350/mo HOA · 26% 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This long-term tenant occupied investment property is available for you to begin your investor journey! This second-floor condo unit located towards the rear of the building has two spacious bedrooms with two bathrooms. Master bedroom has a walkthrough closet leading to the ensuite bathroom. Unit comes with one assigned off-street parking spot and storage unit in the basement which has multiple coin operated washer/dryers available for use. Per Seller condo currently has a Special Assessment fee of $150/month which will be paid by Seller if closing before the end of the year. Current lease is for $950/mo and ends on 11/30/2026.

Key facts

• Walkthrough closet
• Second-floor condo
• Storage unit

Tags

• SECOND-FLOOR CONDO
• WALKTHROUGH CLOSET
• ENSUITE BATHROOM
• ASSIGNED OFF-STREET PARKING
• STORAGE UNIT
• COIN OPERATED WASHER DRYERS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 46 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $47k; list at $75k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.78% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 4.7

CMA / ARV

• ARV (median comp): $64,969
• List price: $75,000
• Delta: 15.44%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-22
• Equity at exit: $11,183

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $16,254
• Equity at exit: $6,485

Cash invested: $21,000 (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 53223

• Home prices YoY: -27.7%
• Active inventory: 46
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$393
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$31
• HOA: −$350
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $187

Break-even live

Break-even rent $1,098

Max offer price $75,000

Occupancy floor 81%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 W Port Ave Apt 203H Milwaukee, WI	1.0	1.0	725	$995	$1.37	43d	1	0.04mi
6401 W Bradley Rd Milwaukee, WI	1.0–3.0	1.0–2.5	882	$1,475	$1.67	1d	2	0.42mi
5005 W Bradley Rd Milwaukee, WI	2.0	1.0	1149	$1,299	$1.13	43d	1	0.68mi
5005 W Bradley Rd Milwaukee, WI	2.0	1.0	1064	$1,299	$1.22	14d	2	0.68mi
5829 W Helena St Milwaukee, WI	3.0	2.0	1212	$2,200	$1.82	10d	1	0.82mi
5401 W Presidio Ln Milwaukee, WI	2.0	2.0	1200	$1,685	$1.40	1d	13	0.86mi
7290 W Dean Rd Milwaukee, WI	2.0	1.0–1.5	625	$1,545	$2.47	1d	8	1.16mi
7300 W Dean Rd Milwaukee, WI	1.0–2.0	1.0–1.5	850	$1,545	$1.82	2d	8	1.26mi
6762 N 52nd St Milwaukee, WI	2.0	2.0	1309	$1,500	$1.15	14d	1	1.27mi
6951 N 76th St Apt 112 Milwaukee, WI	2.0	1.0	1025	$1,100	$1.07	23d	1	1.39mi
7601 W Donna Ct #1 Milwaukee, WI	2.0	1.5	872	$1,250	$1.43	23d	1	1.39mi
4127 W Kiley Ave Unit A Milwaukee, WI	3.0	1.0	1025	$1,250	$1.22	43d	1	1.40mi
6535 N 58th St Milwaukee, WI	2.0	1.0	962	$1,195	$1.24	17d	1	1.47mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• ⚠ Special-assessment mentions:

  …in the basement which has multiple coin operated washer/dryers available for use. Per Seller condo currently has a Special Assessment fee of $150/month which will be paid by Seller if closing before the end of the year. Current lease is for $950/mo and…

Listing history 27 events

1. 2026-06-18
   days on market $75,000 Active 286 DOM
2. 2026-06-17
   days on market $75,000 Active 285 DOM
3. 2026-06-16
   days on market $75,000 Active 284 DOM
4. 2026-06-15
   days on market $75,000 Active 283 DOM
5. 2026-06-13
   days on market $75,000 Active 281 DOM
6. 2026-06-13
   days on market $75,000 Active 280 DOM
7. 2026-06-09
   days on market $75,000 Active 277 DOM
8. 2026-06-08
   days on market $75,000 Active 276 DOM
9. 2026-06-07
   days on market $75,000 Active 275 DOM
10. 2026-06-05
    days on market $75,000 Active 272 DOM
11. 2026-06-03
    days on market $75,000 Active 271 DOM
12. 2026-06-02
    days on market $75,000 Active 270 DOM
13. 2026-06-01
    days on market $75,000 Active 269 DOM
14. 2026-05-31
    days on market $75,000 Active 268 DOM
15. 2025-09-04
    listed $75,000 Active 635-char remark

    Show marketing remark (635 chars)

    This long-term tenant occupied investment property is available for you to begin your investor journey! This second-floor condo unit located towards the rear of the building has two spacious bedrooms with two bathrooms. Master bedroom has a walkthrough closet leading to the ensuite bathroom. Unit comes with one assigned off-street parking spot and storage unit in the basement which has multiple coin operated washer/dryers available for use. Per Seller condo currently has a Special Assessment fee of $150/month which will be paid by Seller if closing before the end of the year. Current lease is for $950/mo and ends on 11/30/2026.

16. 2021-12-01
    soldstatus $47,000
17. 2021-11-30
    soldstatus $47,000 Sold 307-char remark

    Show marketing remark (307 chars)

    Amazing 2nd floor unit with a long term tenant. Two bedrooms, two full baths - over 1,000 square feet of living space. One outdoor parking space included. Additional storage locker and coin laundry in basement. Near public transportation. Unit faces green space, not 60th Street. Enjoy home ownership today!

18. 2021-11-03
    historical Contingent 307-char remark

    Show marketing remark (307 chars)

    Amazing 2nd floor unit with a long term tenant. Two bedrooms, two full baths - over 1,000 square feet of living space. One outdoor parking space included. Additional storage locker and coin laundry in basement. Near public transportation. Unit faces green space, not 60th Street. Enjoy home ownership today!

19. 2021-10-05
    status Active 307-char remark

    Show marketing remark (307 chars)

    Amazing 2nd floor unit with a long term tenant. Two bedrooms, two full baths - over 1,000 square feet of living space. One outdoor parking space included. Additional storage locker and coin laundry in basement. Near public transportation. Unit faces green space, not 60th Street. Enjoy home ownership today!

20. 2021-10-01
    historical 307-char remark

    Show marketing remark (307 chars)

    Amazing 2nd floor unit with a long term tenant. Two bedrooms, two full baths - over 1,000 square feet of living space. One outdoor parking space included. Additional storage locker and coin laundry in basement. Near public transportation. Unit faces green space, not 60th Street. Enjoy home ownership today!

21. 2021-08-25
    listed $47,000 Active 307-char remark

    Show marketing remark (307 chars)

    Amazing 2nd floor unit with a long term tenant. Two bedrooms, two full baths - over 1,000 square feet of living space. One outdoor parking space included. Additional storage locker and coin laundry in basement. Near public transportation. Unit faces green space, not 60th Street. Enjoy home ownership today!

22. 2021-08-17
    historical
23. 2021-07-26
    historical Contingent
24. 2021-07-20
    listed $47,000 Active
25. 2007-08-02
    soldstatus $50,500
26. 2007-07-27
    soldstatus $57,217
27. 1994-08-01
    soldstatus $43,900

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$134/yr (+$11/mo · 12.0%)

ⓘ 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 ≥99°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: $16,019
• − Mortgage interest: −$4,201
• − Property taxes: −$1,119
• − Insurance: −$375
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − HOA: −$4,200
• − Depreciation: −$2,182
• Taxable income: $1,379
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $1,910/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): 28,793
• Household income: $60,839
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1084.0

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 0.59)
• Race & ethnicity: Black 57% White 29% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Portuguese 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Other Asian/Pacific 4% Spanish 2% 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: ▼ -108.51%
• Current HPI: 283.4147
• 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

+70.8% since first listed

13 events — show timeline

• 2025-09-04 Listed $75,000 METROMLS
• 2021-12-01 Sold (Public Records) $47,000 Public Records
• 2021-11-30 Sold (MLS) $47,000 METROMLS
• 2021-11-03 Contingent — METROMLS
• 2021-10-05 Relisted — METROMLS
• 2021-10-01 Listing Removed — METROMLS
• 2021-08-25 Listed $47,000 METROMLS
• 2021-08-17 Listing Removed — METROMLS
• 2021-07-26 Contingent — METROMLS
• 2021-07-20 Listed $47,000 METROMLS
• 2007-08-02 Sold (Public Records) $50,500 Public Records
• 2007-07-27 Sold (MLS) $57,217 METROMLS
• 1994-08-01 Sold (Public Records) $43,900 Public Records

Property tax history

+1.4%/yr

Latest (2024): $1,119 · +22.4% YoY. Source: county tax records.