3133 N Julia St · Milwaukee, WI 53212

$49,900

4 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 1 Days on market

Built 1885 7,840 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 +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring you tools and make this house shine again. 2 bedrooms in the upper is a walk through. Bath is in between 2 bedrooms. Home is sold in ''as is'' condition.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1885

Property features AI

Finance

• Other: Inclusions: None; Exclusions: Seller personal items

Exterior

• Parking: Detached or attached 2-car garage (2 garage parking spaces)
• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Zoned RT4
• Construction: Construction details and year built from assessor/public records
• Exterior features: Vinyl exterior; Lot size approximately 0.18 acres (less than 1/2 acre)

Interior

• Kitchen: Kitchen located on the main level (approx. 11 x 11)
• Bedrooms: Primary bedroom on the upper level (approx. 10 x 11); Second bedroom on the main level (approx. 8 x 6); Third bedroom on the upper level (approx. 9 x 10); Fourth bedroom on the upper level (approx. 10 x 10)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Other cooling/ventilation noted in remarks
• Interior features: Full basement; Living room located on the main level; Dining room located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 22.7% 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 (+5.0%/yr); 129 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• This rent runs 37% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 + 5.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1885 — 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. 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: 2.92% ✓
• Cap rate: 22.66%
• Cash-on-cash: 58.45%
• DSCR: 3.60
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $102,312
• 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	0.37mi	4/1.0	1,259 (+7%)	2mo	$63,000	$50	67
2748 N 11th St	0.66mi	3/1.0 (-1)	1,200 (+2%)	2mo	$54,900	$46	57
3422 N 11th St	0.56mi	5/2.0 (+1)	1,249 (+6%)	1mo	$159,000	$127	56
3224 N Palmer St	0.39mi	3/1.0 (-1)	1,008 (-14%)	1mo	$105,000	$104	50
3157 N 15th St	0.72mi	3/1.5 (-1)	1,118 (-5%)	4mo	$78,000	$70	50
2937 N 11th St	0.54mi	4/2.0	1,347 (+14%)	1mo	$155,000	$115	48
2820 N Palmer St	0.52mi	3/2.0 (-1)	1,045 (-11%)	4mo	$138,000	$132	47
1225 W Keefe Ave	0.69mi	5/1.0 (+1)	1,294 (+10%)	1mo	$90,000	$70	44
3357 N Holton St	0.61mi	5/1.5 (+1)	1,333 (+13%)	1mo	$84,000	$63	43
3815 N Vel R Phillips Ave	0.72mi	3/1.0 (-1)	1,046 (-11%)	1mo	$170,000	$163	40
3562 N 12th St	0.71mi	3/1.0 (-1)	1,029 (-12%)	1mo	$89,900	$87	38
3534 N 12th St	0.69mi	3/1.0 (-1)	1,002 (-15%)	2mo	$73,000	$73	35

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 · 5.0% rent growth · sell at horizon

5-year hold

• IRR: 59.6%
• Equity multiple: 3.74×
• Total profit: $38,347
• Equity at exit: $7,440

10-year hold

• IRR: 65.2%
• Equity multiple: 8.33×
• Total profit: $102,387
• Equity at exit: $4,314

Cash invested: $13,972 (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 53212

• Rents YoY: 5.0%
• Active inventory: 129
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$262
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $681

Break-even live

Break-even rent $595

Max offer price $49,900

Occupancy floor 48%

Sensitivity live

Price	-10% $840	-5% $695	+0% $681	+5% $666	+10% $652
Rent	-10% $565	-5% $623	+0% $681	+5% $738	+10% $796
Rate	-1.0pp $706	-0.5pp $693	base $681	+0.5pp $668	+1.0pp $654

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 E Burleigh St Unit 223 Milwaukee, WI	4.0	1.0	1153	$1,395	$1.21	44d	1	0.38mi
3045 N 11th St #3047 Milwaukee, WI	3.0	1.0	1065	$1,175	$1.10	5d	1	0.50mi
312 E Townsend St Unit 312 Milwaukee, WI	3.0	1.0	1400	$1,250	$0.89	24d	1	0.55mi
3029 N Holton St Milwaukee, WI	3.0	1.0	980	$1,200	$1.22	44d	1	0.55mi
3298 N 13th St Milwaukee, WI	3.0	1.0	885	$895	$1.01	44d	1	0.60mi
3703 N 1st St Unit Upper-3705 Milwaukee, WI	3.0	1.0	1034	$1,200	$1.16	44d	1	0.60mi
2724 N Palmer St Milwaukee, WI	3.0	1.0	900	$1,300	$1.44	44d	1	0.64mi
2577 N Vel R Phillips Ave Milwaukee, WI	3.0	1.0	1048	$1,400	$1.34	17d	1	0.72mi
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	44d	1	0.87mi
2772 N Bremen St #2774 Milwaukee, WI	3.0	1.0	1500	$1,795	$1.20	44d	1	0.94mi
2507 N Buffum St Milwaukee, WI	3.0	1.0	1300	$1,375	$1.06	20d	1	0.94mi
524 E Wright St Milwaukee, WI	3.0	1.0	900	$1,275	$1.42	15d	1	1.01mi
2761 N Humboldt Blvd Unit First Floor Milwaukee, WI	3.0	1.0	1236	$1,600	$1.29	17d	1	1.03mi
2552 N Humboldt Blvd Milwaukee, WI	3.0	1.0	1000	$1,595	$1.59	24d	1	1.20mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	17d	1	1.23mi
2429 N Weil St Milwaukee, WI	3.0	1.0	1300	$1,500	$1.15	44d	1	1.24mi
1221 E Clarke St Milwaukee, WI	3.0	1.0	950	$1,400	$1.47	44d	1	1.25mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	44d	1	1.31mi
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	15d	1	1.38mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	17d	1	1.38mi
3245 N Oakland Ave Milwaukee, WI	1.0–3.0	1.0	850	$1,524	$1.79	2d	7	1.41mi
3377 N Oakland Ave Milwaukee, WI	4.0	2.0	1358	$2,550	$1.88	2d	1	1.43mi
3246 N Oakland Ave #3244 Milwaukee, WI	3.0	1.0	1309	$2,010	$1.54	2d	1	1.44mi
2627 N Bartlett Ave Milwaukee, WI	3.0	1.0	1100	$1,500	$1.36	13d	1	1.49mi

Listing history 2 events

1. 2026-06-19
   remarks 159-char remark
2. 2026-06-19
   listed $49,900 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: $2,253 · $188/mo
• Projected year-2 tax: $2,253 · $188/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: $17,480
• − Mortgage interest: −$2,795
• − Property taxes: −$2,253
• − Insurance: −$250
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$1,452
• Taxable income: $7,934
• Est. tax owed @ 24.0%: −$1,904
• After-tax cash flow: $6,262/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): 28,938
• Household income: $47,298
• Rent vs Own: 65.6% rent · 34.4% own
• Severe rent burden: 2397.0

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 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6%
• Common ancestry: Romanian 4% Portuguese 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -216.73%
• Current HPI: 385.8225
• Rent YoY: ▲ 5.00%
• 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

• 2026-06-18 Listed $49,900 METROMLS

Property tax history

+14.8%/yr

Latest (2024): $2,253 · +77.1% YoY. Source: county tax records.