3716 N 26th St · Milwaukee, WI 53206

$46,900

3 bd · 1.5 ba · 1,258 sqft · SingleFamily public records · 72 Days on market

Built 1919 3,049 sqft lot $37/sqft · 43% below area Est $82k · 43% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This is a tax foreclosed property. Offers reviewed upon receipt - no waiting period. Owner-Occupants will be prioritized.

Key facts

• 3,049 sq ft lot
• Built 1919
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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 (+8.3%/yr); 160 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $1,224/mo this rent would consume 50% of the median local household income ($29k/yr) (locally 2061% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($324 loan paydown + $5k appreciation (10.0% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $10k; list at $47k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,086 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.61% ✓
• Cap rate: 21.67%
• Cash-on-cash: 54.90%
• DSCR: 3.44
• GRM: 3.2

CMA / ARV

• ARV (median comp): $82,425
• List price: $46,900
• Delta: -43.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3908 N 25th St	0.22mi	3/1.0	1,179 (-6%)	1mo	$73,200	$62	76
3741 N 25th St	0.04mi	3/2.0	1,397 (+11%)	2mo	$195,000	$140	76
3828 N 26th St	0.11mi	3/1.0	1,177 (-6%)	7mo	$25,000	$21	76
3812 N 27th St	0.11mi	3/1.0	1,372 (+9%)	3mo	$79,900	$58	75
2234 W Melvina St	0.32mi	3/1.0	1,128 (-10%)	4mo	$98,000	$87	62
2128 W Atkinson Ave	0.58mi	3/1.0	1,210 (-4%)	6mo	$66,000	$55	60
4164 N 21st St	0.67mi	3/2.0	1,205 (-4%)	6mo	$150,000	$124	55
3830 N 18th St	0.64mi	3/1.0	1,208 (-4%)	8mo	$90,000	$75	55
2417 W Roosevelt Dr	0.70mi	4/2.0 (+1)	1,200 (-5%)	0mo	$194,900	$162	52
3850 N 19th Pl	0.53mi	3/1.0	1,387 (+10%)	8mo	$90,000	$65	50
3840 N 18th St St	0.64mi	3/2.0	1,413 (+12%)	2mo	$120,000	$85	45
3724 N 37th St	0.70mi	3/2.0	1,440 (+14%)	0mo	$175,000	$122	41

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 71.9%
• Equity multiple: 6.36×
• Total profit: $70,323
• Equity at exit: $42,251

10-year hold

• IRR: 67.7%
• Equity multiple: 15.71×
• Total profit: $193,112
• Equity at exit: $91,116

Cash invested: $13,132 (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 53206

• Rents YoY: 8.3%
• Active inventory: 160
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$246
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $601

Break-even live

Break-even rent $464

Max offer price $46,900

Occupancy floor 46%

Sensitivity live

Price	-10% $627	-5% $614	+0% $601	+5% $588	+10% $574
Rent	-10% $504	-5% $552	+0% $601	+5% $649	+10% $698
Rate	-1.0pp $624	-0.5pp $613	base $601	+0.5pp $589	+1.0pp $576

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3388 N 27th St Unit 3388 Front House Milwaukee, WI	4.0	1.0	1212	$1,550	$1.28	5d	1	0.28mi
3347 N 29th St Unit 3347A Milwaukee, WI	2.0	1.0	950	$845	$0.89	15d	1	0.39mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	18d	1	0.41mi
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	3d	1	0.45mi
3911 N 20th St Unit 3913 Milwaukee, WI	2.0	1.0	950	$995	$1.05	24d	1	0.49mi
4227 N 26th St Milwaukee, WI	2.0	1.0	950	$1,000	$1.05	18d	1	0.58mi
3646 N 19th St Milwaukee, WI	2.0	1.0	935	$1,100	$1.18	5d	1	0.59mi
2116 W Atkinson Ave Unit A Milwaukee, WI	4.0	1.0	1707	$2,000	$1.17	3d	1	0.60mi
3871-3873 N 36th St Unit 3871 Milwaukee, WI	2.0	1.0	987	$950	$0.96	24d	1	0.67mi
3630 W Nash St Milwaukee, WI	2.0	1.0	1000	$1,200	$1.20	24d	1	0.68mi
3927-3929 N 17th St Milwaukee, WI	2.0	1.0	900	$1,195	$1.33	45d	1	0.73mi
3747 N 16th St Milwaukee, WI	2.0	1.0	1200	$875	$0.73	45d	1	0.75mi
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	45d	1	0.77mi
3124 N 33rd St Milwaukee, WI	2.0	1.0	1200	$1,200	$1.00	45d	1	0.78mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	22d	1	0.80mi
2931 W Chambers St Milwaukee, WI	2.0	1.0	1400	$1,050	$0.75	24d	1	0.85mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	45d	1	0.90mi
3606 N 41st St Unit 3608 Milwaukee, WI	2.0	1.0	1095	$975	$0.89	45d	1	0.92mi
2870 N 29th St #2872 Milwaukee, WI	3.0	1.0	1300	$1,250	$0.96	45d	1	0.96mi
3148 N 39th St Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	45d	1	1.00mi
3148 N 39th St Unit 1 Milwaukee, WI	2.0	1.0	1000	$1,100	$1.10	15d	1	1.00mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	24d	1	1.02mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	45d	1	1.02mi
2955 N 17th St Unit B UPSTAIRS Milwaukee, WI	2.0	1.0	1000	$900	$0.90	18d	1	1.03mi
3298 N 13th St Milwaukee, WI	3.0	1.0	885	$895	$1.01	45d	1	1.04mi
3214 N 41st St Milwaukee, WI	2.0	1.0	900	$1,250	$1.39	45d	1	1.06mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	13d	1	1.07mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	5d	1	1.08mi
2765 N 26th St Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	5d	1	1.08mi
1326 W Burleigh St Unit 1326 Lower Milwaukee, WI	2.0	1.0	900	$825	$0.92	3d	1	1.13mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	18d	1	1.14mi
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	15d	1	1.14mi
3122 N 42nd St Milwaukee, WI	3.0	1.0	1323	$1,495	$1.13	5d	1	1.17mi
3340 N 44th St Milwaukee, WI	2.0	1.0	900	$1,295	$1.44	13d	1	1.17mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	24d	1	1.19mi
3100 W Center St Milwaukee, WI	3.0	2.0	1174	$1,531	$1.30	3d	1	1.23mi
2630 N 24th St Milwaukee, WI	2.0	1.0	934	$1,450	$1.55	21d	1	1.27mi
3045 N 11th St #3047 Milwaukee, WI	3.0	1.0	1065	$1,175	$1.10	5d	1	1.28mi
2308 W Clarke St Milwaukee, WI	4.0	2.0	1545	$1,750	$1.13	24d	1	1.32mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	18d	1	1.33mi

Listing history 26 events

1. 2026-06-21
   days on market $46,900 Active 72 DOM
2. 2026-06-18
   days on market $46,900 Active 69 DOM
3. 2026-06-17
   days on market $46,900 Active 68 DOM
4. 2026-06-16
   days on market $46,900 Active 67 DOM
5. 2026-06-15
   days on market $46,900 Active 66 DOM
6. 2026-06-13
   days on market $46,900 Active 64 DOM
7. 2026-06-13
   days on market $46,900 Active 63 DOM
8. 2026-06-09
   days on market $46,900 Active 60 DOM
9. 2026-06-08
   days on market $46,900 Active 59 DOM
10. 2026-06-07
    days on market $46,900 Active 58 DOM
11. 2026-06-05
    days on market $46,900 Active 55 DOM
12. 2026-06-03
    days on market $46,900 Active 54 DOM
13. 2026-06-02
    days on market $46,900 Active 53 DOM
14. 2026-06-01
    days on market $46,900 Active 52 DOM
15. 2026-05-31
    days on market $46,900 Active 51 DOM
16. 2026-04-10
    listed $46,900 Active 121-char remark

    Show marketing remark (121 chars)

    This is a tax foreclosed property. Offers reviewed upon receipt - no waiting period. Owner-Occupants will be prioritized.

17. 2026-02-27
    historical 499-char remark

    Show marketing remark (499 chars)

    This property is being offered as a tax foreclosure by the City of Milwaukee. Please see attached scope of work with the essential renovation costs of $41,000 and the total scope of work totaling $50,850. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Property is subject to a performance deposit. Earnest money to be paid to Knight Barry Title and can be mailed or dropped off. Please indicate Knight Barry will be holding EM.

18. 2025-09-30
    status Pending

    Show marketing remark (499 chars)

    This property is being offered as a tax foreclosure by the City of Milwaukee. Please see attached scope of work with the essential renovation costs of $41,000 and the total scope of work totaling $50,850. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Property is subject to a performance deposit. Earnest money to be paid to Knight Barry Title and can be mailed or dropped off. Please indicate Knight Barry will be holding EM.

19. 2025-09-30
    listed $46,900 Active 499-char remark

    Show marketing remark (499 chars)

    This property is being offered as a tax foreclosure by the City of Milwaukee. Please see attached scope of work with the essential renovation costs of $41,000 and the total scope of work totaling $50,850. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Property is subject to a performance deposit. Earnest money to be paid to Knight Barry Title and can be mailed or dropped off. Please indicate Knight Barry will be holding EM.

20. 2025-09-30
    historical

    Show marketing remark (499 chars)

    This property is being offered as a tax foreclosure by the City of Milwaukee. Please see attached scope of work with the essential renovation costs of $41,000 and the total scope of work totaling $50,850. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Property is subject to a performance deposit. Earnest money to be paid to Knight Barry Title and can be mailed or dropped off. Please indicate Knight Barry will be holding EM.

21. 2025-08-29
    listed $46,900 Active
22. 2014-04-17
    listed $9,900
23. 2014-04-17
    historical
24. 2014-04-16
    soldstatus $10,500
25. 1988-09-01
    soldstatus $28,600
26. 1973-02-01
    soldstatus $15,000

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,208 · $101/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,689
• − Mortgage interest: −$2,627
• − Property taxes: −$1,208
• − Insurance: −$234
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$1,364
• Taxable income: $6,904
• Est. tax owed @ 24.0%: −$1,657
• After-tax cash flow: $5,553/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): 19,887
• Household income: $29,336
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 2061.0

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 Black (91%)
• Race & ethnicity: Black 91% Two or more races 3% White 3% Hispanic / Latino 3%
• Common ancestry: Norwegian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 133.03%
• Current HPI: 397.7151
• Rent YoY: ▲ 8.28%
• 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

+212.7% since first listed

11 events — show timeline

• 2026-04-10 Listed $46,900 METROMLS
• 2026-02-27 Listing Removed — METROMLS
• 2025-09-30 Pending — METROMLS
• 2025-09-30 Listing Removed — METROMLS
• 2025-09-30 Listed $46,900 METROMLS
• 2025-08-29 Listed $46,900 METROMLS
• 2014-04-17 Listing Removed — METROMLS
• 2014-04-17 Listed $9,900 METROMLS
• 2014-04-16 Sold (MLS) $10,500 METROMLS
• 1988-09-01 Sold (Public Records) $28,600 Public Records
• 1973-02-01 Sold (Public Records) $15,000 Public Records

Property tax history

-7.3%/yr

Latest (2024): $1,208 · -65.7% YoY. Source: county tax records.