3290 N 10th St · Milwaukee, WI 53206

$25,000

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 41 Days on market

Built 1922 3,920 sqft lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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. BIDS DUE Monday 2/16/2026 at 10:00AM. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized.

Key facts

• 3,920 sq ft lot
• Built 1922
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.0% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $1,109/mo this rent would consume 45% 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 $3k of equity ($173 loan paydown + $2k 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $12k; list at $25k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.44% ✓
• Cap rate: 40.03%
• Cash-on-cash: 120.48%
• DSCR: 6.36
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $98,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3311 N 8th St	0.11mi	4/1.0 (+1)	1,259 (+4%)	2mo	$63,000	$50	81
1508 W Concordia Ave	0.34mi	3/1.0	1,190 (-1%)	3mo	$150,000	$126	79
3162 N 16th St	0.41mi	3/1.0	1,200 (-0%)	4mo	$56,000	$47	76
2748 N 11th St	0.69mi	3/1.0	1,200 (-0%)	2mo	$54,900	$46	66
1309 W Cottage Pl	0.47mi	3/2.0	1,230 (+2%)	6mo	$45,000	$37	66
3157 N 15th St	0.38mi	3/1.5	1,118 (-7%)	4mo	$78,000	$70	64
2924 N 6th St	0.54mi	4/1.0 (+1)	1,214 (+1%)	5mo	$100,000	$82	64
3562 N 12th St	0.33mi	3/1.0	1,029 (-15%)	1mo	$89,900	$87	59
1215 W Hadley St	0.67mi	4/1.0 (+1)	1,194 (-1%)	5mo	$76,800	$64	58
3415 N 2nd St	0.56mi	2/1.0 (-1)	1,292 (+7%)	4mo	$150,000	$116	53
2937 N 11th St	0.46mi	4/2.0 (+1)	1,347 (+12%)	1mo	$155,000	$115	49
3815 N Vel R Phillips Ave	0.66mi	3/1.0	1,046 (-13%)	1mo	$170,000	$163	46

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: —
• Equity multiple: 10.18×
• Total profit: $64,257
• Equity at exit: $22,522

10-year hold

• IRR: —
• Equity multiple: 25.08×
• Total profit: $168,579
• Equity at exit: $48,570

Cash invested: $7,000 (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 53206

• Rents YoY: 8.3%
• Active inventory: 160
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$131
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $703

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 32%

Sensitivity live

Price	-10% $717	-5% $710	+0% $703	+5% $696	+10% $689
Rent	-10% $615	-5% $659	+0% $703	+5% $747	+10% $790
Rate	-1.0pp $715	-0.5pp $709	base $703	+0.5pp $696	+1.0pp $690

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3298 N 13th St Milwaukee, WI	3.0	1.0	885	$895	$1.01	45d	1	0.21mi
3058 N 11th St Unit 3058 Lower Milwaukee, WI	2.0	1.0	840	$945	$1.12	25d	1	0.33mi
3045 N 11th St #3047 Milwaukee, WI	3.0	1.0	1065	$1,175	$1.10	5d	1	0.36mi
1326 W Burleigh St Unit 1326 Lower Milwaukee, WI	2.0	1.0	900	$825	$0.92	3d	1	0.38mi
3025 N 6th St Milwaukee, WI	2.0	1.0	1153	$1,125	$0.98	45d	1	0.43mi
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	45d	1	0.47mi
3600 N Vel R. Phillips Ave Milwaukee, WI	2.0	1.0	900	$950	$1.06	5d	1	0.51mi
3747 N 16th St Milwaukee, WI	2.0	1.0	1200	$875	$0.73	45d	1	0.62mi
3156 N 1st St Milwaukee, WI	2.0	1.0	900	$895	$0.99	45d	1	0.66mi
3228 N Achilles St Unit 3228A Milwaukee, WI	2.0	1.0	713	$895	$1.26	45d	1	0.68mi
3646 N 19th St Milwaukee, WI	2.0	1.0	935	$1,100	$1.18	5d	1	0.69mi
3703 N 1st St Unit Upper-3705 Milwaukee, WI	3.0	1.0	1034	$1,200	$1.16	45d	1	0.69mi
3037 N 1st St Milwaukee, WI	2.0	1.0	763	$990	$1.30	45d	1	0.69mi
3908 N 6th St Milwaukee, WI	2.0	1.0	1100	$1,150	$1.05	25d	1	0.70mi
2955 N 17th St Unit B UPSTAIRS Milwaukee, WI	2.0	1.0	1000	$900	$0.90	18d	1	0.74mi
3373 N Richards St Milwaukee, WI	2.0	1.0	950	$1,150	$1.21	25d	1	0.77mi
223 E Burleigh St Unit 223 Milwaukee, WI	4.0	1.0	1153	$1,395	$1.21	45d	1	0.78mi
3352 N Richards St Unit Second floor Milwaukee, WI	2.0	1.0	1000	$1,150	$1.15	45d	1	0.80mi
3927-3929 N 17th St Milwaukee, WI	2.0	1.0	900	$1,195	$1.33	45d	1	0.81mi
312 E Townsend St Unit 312 Milwaukee, WI	3.0	1.0	1400	$1,250	$0.89	25d	1	0.81mi
4048 N 7th St Milwaukee, WI	2.0	1.0	1100	$1,150	$1.05	25d	1	0.82mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	18d	1	0.83mi
3255 N Buffum St Unit 3255 Upper Milwaukee, WI	2.0	1.0	1100	$1,350	$1.23	45d	1	0.84mi
3410 N 23rd St Milwaukee, WI	2.0	1.0	800	$800	$1.00	18d	1	0.92mi
2808 N Palmer St Unit Lower Milwaukee, WI	2.0	1.0	1200	$875	$0.73	45d	1	0.95mi
2719 N 1st St Milwaukee, WI	2.0	1.0	1300	$1,095	$0.84	15d	1	0.96mi
3029 N Holton St Milwaukee, WI	3.0	1.0	980	$1,200	$1.22	45d	1	0.96mi
3911 N 20th St Unit 3913 Milwaukee, WI	2.0	1.0	950	$995	$1.05	25d	1	0.96mi
3368 N Booth St #3374 Milwaukee, WI	2.0	1.0	900	$950	$1.06	25d	1	0.98mi
3368 N Booth St #3374 Milwaukee, WI	2.0	1.0	900	$950	$1.06	45d	1	0.98mi
605 E Auer Ave Milwaukee, WI	2.0	1.0	1200	$1,200	$1.00	11d	1	0.99mi
2577 N Vel R Phillips Ave Milwaukee, WI	3.0	1.0	1048	$1,400	$1.34	18d	1	0.99mi
2724 N Palmer St Milwaukee, WI	3.0	1.0	900	$1,300	$1.44	45d	1	1.02mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	45d	1	1.03mi
3039 N 24th Pl Unit 3039 Milwaukee, WI	2.0	1.0	800	$995	$1.24	17d	1	1.10mi
2716A N Buffum St Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	22d	1	1.14mi
2407 N 6th St Milwaukee, WI	2.0	1.0	897	$1,100	$1.23	45d	1	1.17mi
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	15d	1	1.17mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	18d	1	1.17mi
3388 N 27th St Unit 3388 Front House Milwaukee, WI	4.0	1.0	1212	$1,550	$1.28	5d	1	1.22mi

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-03-06
   listed $25,000 Active
3. 2026-02-17
   status Pending 238-char remark

   Show marketing remark (238 chars)

   This is a tax foreclosed property. BIDS DUE Monday 2/16/2026 at 10:00AM. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized.

4. 2026-02-17
   historical 238-char remark

   Show marketing remark (238 chars)

   This is a tax foreclosed property. BIDS DUE Monday 2/16/2026 at 10:00AM. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized.

5. 2026-01-12
   listed $32,700 Active 238-char remark

   Show marketing remark (238 chars)

   This is a tax foreclosed property. BIDS DUE Monday 2/16/2026 at 10:00AM. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized.

6. 1962-12-01
   soldstatus $11,550

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $422 · $35/mo
• Expected delta: +$40/yr (+$3/mo · 10.5%)

ⓘ 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: $13,309
• − Mortgage interest: −$1,400
• − Property taxes: −$382
• − Insurance: −$125
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$727
• Taxable income: $8,545
• Est. tax owed @ 24.0%: −$2,051
• After-tax cash flow: $6,383/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

+116.5% since first listed

6 events — show timeline

• 2026-04-17 Pending — METROMLS
• 2026-03-06 Listed $25,000 METROMLS
• 2026-02-17 Pending — METROMLS
• 2026-02-17 Listing Removed — METROMLS
• 2026-01-12 Listed $32,700 METROMLS
• 1962-12-01 Sold (Public Records) $11,550 Public Records

Property tax history

-6.6%/yr

Latest (2024): $382 · -79.0% YoY. Source: county tax records.