3635 N Tucker Pl #210 · Milwaukee, WI 53222

$103,500

2 bd · 1.0 ba · 863 sqft · Condo public records · 81 Days on market

Built 1974 $120/sqft · at area comps Est $103k · at est. $420/mo HOA · 30% of rent

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Why this score? — see what drove the D 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 +11.9/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique one bedroom den Condominium at Villa Du Cour, a well managed association . This condo has a walk in shower ! and a wonderful south facing Balcony and view ! Large Living room dining, and Bedroom too ( 14' x 11' )the den is 11' x 9' and has a privacy door and closet . The kitchen has ample cupboard space and a pantry. There is an in unit Laundry ! the Common Amenities include heated underground garage with private storage locker adjacent to parking space. There is an ELEVATOR, a CLUBHOUSE, Swimming Pool and Parklike common grounds ! Very Walkable to grocery and hardware stores and restaurants too. Churches and Schools are nearby also.

Key facts

• $420 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $-26 ($-307/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (4.4% below list).
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $97k (6.0% below list) — sets the bar for market timing.

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 (+2.9%/yr); 64 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $716 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($97k) 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.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $97,290 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.34% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 6.2

CMA / ARV

• ARV (median comp): $103,427
• List price: $103,500
• Delta: 0.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-18,338
• Equity at exit: $15,432

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-17,819
• Equity at exit: $8,949

Cash invested: $28,980 (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 53222

• Rents YoY: 2.9%
• Active inventory: 64
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$543
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$43
• HOA: −$420
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-26

Break-even live

Break-even rent $1,422

Max offer price $98,982

Occupancy floor 97%

Sensitivity live

Price	-10% $33	-5% $4	+0% $-26	+5% $-55	+10% $-84
Rent	-10% $-135	-5% $-80	+0% $-26	+5% $29	+10% $84
Rate	-1.0pp $27	-0.5pp $1	base $-26	+0.5pp $-52	+1.0pp $-80

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9016 N 90th St Unit 8854 202 Milwaukee, WI	3.0	1.5	1100	$1,599	$1.45	18d	1	0.16mi
9016 N 90th St Unit 8873 103 Milwaukee, WI	2.0	1.5	950	$1,399	$1.47	6d	1	0.16mi
9016 N 90th St Unit 8875 101 Milwaukee, WI	1.0	1.0	815	$999	$1.23	16d	1	0.16mi
9016 N 90th St Unit 8854 103 Milwaukee, WI	2.0	1.5	950	$1,299	$1.37	25d	1	0.16mi
9016 N 90th St Unit 8856 202 Milwaukee, WI	3.0	1.5	1100	$1,799	$1.64	45d	1	0.16mi
9016 N 90th St Unit 5004 204 Milwaukee, WI	2.0	1.0	975	$1,199	$1.23	18d	1	0.16mi
9016 N 90th St Unit 9002 104 Milwaukee, WI	1.0	1.0	815	$1,099	$1.35	18d	1	0.16mi
9016 N 90th St Unit 9002 202 Milwaukee, WI	3.0	1.5	1100	$1,599	$1.45	16d	1	0.16mi
9016 N 90th St Unit 8858 204 Milwaukee, WI	2.0	1.0	975	$1,299	$1.33	6d	1	0.16mi
9016 N 90th St Unit 9012 202 Milwaukee, WI	3.0	1.5	1100	$1,699	$1.54	18d	1	0.16mi
4052 N 85th St Milwaukee, WI	3.0	1.0	1113	$1,500	$1.35	6d	1	0.50mi
4175 N 91st St Milwaukee, WI	2.0	1.0	855	$1,099	$1.29	45d	1	0.58mi
4141 N 84th St Unit 4141 Milwaukee, WI	2.0	1.0	950	$1,300	$1.37	45d	1	0.61mi
4272 N 91st St #4274 Milwaukee, WI	3.0	1.5	1100	$1,495	$1.36	45d	1	0.69mi
4309 N 91st St Unit Upper Milwaukee, WI	3.0	1.0	1100	$1,395	$1.27	45d	1	0.73mi
4315 N 90th St Unit 4 Milwaukee, WI	2.0	1.0	750	$995	$1.33	14d	1	0.73mi
4278 N 84th St Unit 1 Milwaukee, WI	2.0	1.0	750	$995	$1.33	25d	1	0.78mi
4225 N 104th St Unit 2 Milwaukee, WI	2.0	1.5	1000	$1,250	$1.25	45d	1	1.12mi
4060 N 73rd St Apt 2 Milwaukee, WI	1.0	1.0	650	$850	$1.31	19d	1	1.16mi
8244 W Center St Unit NA Milwaukee, WI	2.0	1.0	920	$1,800	$1.96	6d	1	1.23mi
8043 W Appleton Ave Milwaukee, WI	2.0	1.0	900	$1,200	$1.33	16d	1	1.23mi
6960 W Appleton Ave Apt 4 Milwaukee, WI	2.0	1.0	750	$1,100	$1.47	45d	1	1.27mi
4153 N 68th St Milwaukee, WI	3.0	1.0	1025	$1,700	$1.66	45d	1	1.46mi
7608 Eagle St Wauwatosa, WI	1.0	1.0	675	$949	$1.41	14d	1	1.47mi
7608 Eagle St Unit 3 Wauwatosa, WI	1.0	1.0	675	$949	$1.41	4d	1	1.47mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-15
   days on market $103,500 Active 81 DOM
2. 2026-06-13
   days on market $103,500 Active 79 DOM
3. 2026-06-13
   days on market $103,500 Active 78 DOM
4. 2026-06-09
   days on market $103,500 Active 75 DOM
5. 2026-06-08
   days on market $103,500 Active 74 DOM
6. 2026-06-07
   days on market $103,500 Active 73 DOM
7. 2026-06-05
   days on market $103,500 Active 70 DOM
8. 2026-06-03
   days on market $103,500 Active 69 DOM
9. 2026-06-02
   days on market $103,500 Active 68 DOM
10. 2026-06-01
    days on market $103,500 Active 67 DOM
11. 2026-05-31
    days on market $103,500 Active 66 DOM
12. 2026-03-26
    listed $103,500 Active 650-char remark

    Show marketing remark (650 chars)

    Unique one bedroom den Condominium at Villa Du Cour, a well managed association . This condo has a walk in shower ! and a wonderful south facing Balcony and view ! Large Living room dining, and Bedroom too ( 14' x 11' )the den is 11' x 9' and has a privacy door and closet . The kitchen has ample cupboard space and a pantry. There is an in unit Laundry ! the Common Amenities include heated underground garage with private storage locker adjacent to parking space. There is an ELEVATOR, a CLUBHOUSE, Swimming Pool and Parklike common grounds ! Very Walkable to grocery and hardware stores and restaurants too. Churches and Schools are nearby also.

13. 2024-09-13
    soldstatus $93,000
14. 2024-09-11
    soldstatus $93,000 Sold 598-char remark

    Show marketing remark (598 chars)

    Welcome to Villa Du Cour, where easy living meets affordability! This updated and move-in ready condo unit has all the amenities you need. Enjoy secure underground, heated parking, a private storage closet, and an elevator for easy access. The clubhouse is perfect for events, while the outdoor pool offers relaxation. The open concept unit features a south-facing balcony, extra flex space, and updated kitchen and bathroom. In-unit washer and dryer. Newer carpeting and wood-look LPV floors. Live comfortably with no gas bill, low taxes and living costs. Don't miss out on this great opportunity!

15. 2024-08-29
    historical Contingent 598-char remark

    Show marketing remark (598 chars)

    Welcome to Villa Du Cour, where easy living meets affordability! This updated and move-in ready condo unit has all the amenities you need. Enjoy secure underground, heated parking, a private storage closet, and an elevator for easy access. The clubhouse is perfect for events, while the outdoor pool offers relaxation. The open concept unit features a south-facing balcony, extra flex space, and updated kitchen and bathroom. In-unit washer and dryer. Newer carpeting and wood-look LPV floors. Live comfortably with no gas bill, low taxes and living costs. Don't miss out on this great opportunity!

16. 2024-08-27
    listed $92,000 Active 598-char remark

    Show marketing remark (598 chars)

    Welcome to Villa Du Cour, where easy living meets affordability! This updated and move-in ready condo unit has all the amenities you need. Enjoy secure underground, heated parking, a private storage closet, and an elevator for easy access. The clubhouse is perfect for events, while the outdoor pool offers relaxation. The open concept unit features a south-facing balcony, extra flex space, and updated kitchen and bathroom. In-unit washer and dryer. Newer carpeting and wood-look LPV floors. Live comfortably with no gas bill, low taxes and living costs. Don't miss out on this great opportunity!

17. 2023-02-22
    soldstatus $75,000
18. 2023-02-17
    soldstatus $75,000 Sold
19. 2023-01-23
    status Pending
20. 2023-01-20
    historical Contingent
21. 2023-01-19
    price $75,900
22. 2023-01-17
    listed $72,900 Active
23. 2016-02-29
    soldstatus $31,000
24. 2016-02-24
    soldstatus $31,000 Sold
25. 2015-12-31
    status Pending
26. 2015-11-20
    price $31,500
27. 2015-08-28
    price $32,900
28. 2015-08-18
    price $33,900
29. 2014-11-06
    price $34,900
30. 2014-10-19
    price $35,500
31. 2014-09-05
    listed $37,500 Active
32. 1979-02-01
    soldstatus $44,400

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,661 · $138/mo
• Expected delta: +$254/yr (+$21/mo · 18.0%)

ⓘ 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 ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,673
• − Mortgage interest: −$5,798
• − Property taxes: −$1,408
• − Insurance: −$518
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − HOA: −$5,040
• − Depreciation: −$3,011
• Taxable loss: −$1,769
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $118/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): 24,663
• Household income: $76,980
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 867.0

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 0.61)
• Race & ethnicity: White 53% Black 33% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 6% Portuguese 3% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% 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: ▼ -160.15%
• Current HPI: 264.2798
• Rent YoY: ▲ 2.85%
• 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

+133.1% since first listed

21 events — show timeline

• 2026-03-26 Listed $103,500 METROMLS
• 2024-09-13 Sold (Public Records) $93,000 Public Records
• 2024-09-11 Sold (MLS) $93,000 METROMLS
• 2024-08-29 Contingent — METROMLS
• 2024-08-27 Listed $92,000 METROMLS
• 2023-02-22 Sold (Public Records) $75,000 Public Records
• 2023-02-17 Sold (MLS) $75,000 METROMLS
• 2023-01-23 Pending — METROMLS
• 2023-01-20 Contingent — METROMLS
• 2023-01-19 Price Changed $75,900 METROMLS
• 2023-01-17 Listed $72,900 METROMLS
• 2016-02-29 Sold (Public Records) $31,000 Public Records
• 2016-02-24 Sold (MLS) $31,000 METROMLS
• 2015-12-31 Pending — METROMLS
• 2015-11-20 Price Changed $31,500 METROMLS
• 2015-08-28 Price Changed $32,900 METROMLS
• 2015-08-18 Price Changed $33,900 METROMLS
• 2014-11-06 Price Changed $34,900 METROMLS
• 2014-10-19 Price Changed $35,500 METROMLS
• 2014-09-05 Listed $37,500 METROMLS
• 1979-02-01 Sold (Public Records) $44,400 Public Records

Property tax history

+3.8%/yr

Latest (2024): $1,408 · +11.8% YoY. Source: county tax records.