8152 W Clovernook St · Milwaukee, WI 53223

$159,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 42 Days on market

Built 1957 7,405 sqft lot $185/sqft · 24% below area Est $209k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR Ranch in handy location with side drive to garage, newer roof, and full basement. Priced under assessment for fast sale. Long time rental home is occupied and rented at market rent by very long term resident.

Key facts

• Newer roof
• Full basement
• Side drive to garage

Tags

• SIDE DRIVE TO GARAGE
• NEWER ROOF
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (16.0% below list).
• Recommended offer: $134k (16.0% below list) — sets the bar for 1% rule.

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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 42 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $36k; list at $160k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,257 (16.0% 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 42 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.84% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 9.9

CMA / ARV

• ARV (median comp): $209,256
• List price: $159,900
• Delta: -23.59%
• 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
8029 W Mill Rd	0.21mi	3/1.0	886 (+2%)	2mo	$144,000	$163	84
6330 N Joyce Ave	0.37mi	3/1.0	877 (+2%)	1mo	$140,000	$160	79
8830 W Acacia St	0.46mi	3/1.0	864 (0%)	1mo	$178,000	$206	78
8101 W Winfield Ave	0.26mi	3/1.0	918 (+6%)	5mo	$197,000	$215	73
8021 W Mill Rd	0.22mi	3/1.0	918 (+6%)	10mo	$135,000	$147	70
6424 N 84th St	0.16mi	3/1.0	958 (+11%)	9mo	$190,000	$198	67
7928 W Clovernook St	0.16mi	3/1.0	967 (+12%)	11mo	$198,000	$205	64
6745 N 78th St	0.40mi	3/1.0	936 (+8%)	8mo	$200,000	$214	60
6655 N 84th St	0.23mi	3/1.0	989 (+14%)	6mo	$95,000	$96	60
8620 W Lynx Ave	0.54mi	3/2.0	938 (+9%)	1mo	$290,000	$309	56
7719 W Florist Ave	0.74mi	3/1.0	910 (+5%)	10mo	$186,000	$204	48
8800 W Douglas Ave	0.58mi	2/1.0 (-1)	751 (-13%)	8mo	$175,000	$233	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-32,163
• Equity at exit: $23,842

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-35,908
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$839
• Tax from tax record: −$254 /mo · $3,054/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-99

Break-even live

Break-even rent $1,468

Max offer price $142,410

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-54	+0% $-99	+5% $-144	+10% $-190
Rent	-10% $-205	-5% $-152	+0% $-99	+5% $-46	+10% $7
Rate	-1.0pp $-18	-0.5pp $-58	base $-99	+0.5pp $-140	+1.0pp $-183

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8750 W Mill Rd Milwaukee, WI	2.0	1.5	850	$1,150	$1.35	5d	2	0.45mi
6951 N 76th St Apt 112 Milwaukee, WI	2.0	1.0	1025	$1,100	$1.07	24d	1	0.66mi
6330 N 91st St Milwaukee, WI	2.0	1.5	1000	$1,095	$1.09	24d	1	0.67mi
6320 N 91st St Unit 3a Milwaukee, WI	2.0	1.5	1000	$1,095	$1.09	24d	1	0.67mi
5955 N 79th St Unit 1 Milwaukee, WI	3.0	1.0	1100	$1,650	$1.50	44d	1	0.76mi
5908 N 80th St Milwaukee, WI	3.0	1.0	1056	$1,550	$1.47	24d	1	0.82mi
9520 W Fond du Lac Ave Unit 1 Milwaukee, WI	2.0	1.0	750	$975	$1.30	44d	1	0.92mi
6333 N Denmark St Unit 6333-14 Milwaukee, WI	2.0	1.5	925	$1,050	$1.14	15d	1	1.05mi
6333 N Denmark St Unit 6333-10 Milwaukee, WI	2.0	1.5	850	$1,050	$1.24	44d	1	1.05mi
6333 N Denmark St Unit 6333-08 Milwaukee, WI	2.0	1.5	925	$1,050	$1.14	24d	1	1.05mi
8037 W Thurston Ave Milwaukee, WI	3.0	1.0	1040	$1,600	$1.54	44d	1	1.08mi
8023 W Thurston Ave Unit 2 Milwaukee, WI	2.0	1.0	850	$850	$1.00	44d	1	1.08mi
5950 N 69th St Unit 1 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.11mi
5958 N 67th St Milwaukee, WI	2.0	1.0	925	$1,250	$1.35	5d	1	1.20mi
5812 N 93rd St Unit 5812 Milwaukee, WI	3.0	1.0	995	$1,200	$1.21	18d	1	1.20mi
5956 N 67th St Milwaukee, WI	2.0	1.0	925	$1,250	$1.35	44d	1	1.20mi
9800 W Menomonee Park Ct Milwaukee, WI	2.0	1.5	850	$970	$1.14	5d	1	1.27mi
5905 N 66th St Unit 66th Lower Milwaukee, WI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.27mi
6626 N Bourbon St Milwaukee, WI	2.0	1.0	960	$925	$0.96	44d	1	1.29mi
5721 N 94th St Milwaukee, WI	2.0	1.0	1050	$1,175	$1.12	15d	2	1.35mi
5831 N 65th St Unit 5831 Milwaukee, WI	3.0	1.0	900	$1,195	$1.33	44d	1	1.38mi
5823 N 65th St Unit Upper Milwaukee, WI	2.0	1.0	768	$1,295	$1.69	44d	1	1.38mi
5820 N 65th St #5822 Milwaukee, WI	2.0	1.0	700	$1,245	$1.78	44d	1	1.40mi
7632 W Leon Ter Unit C Milwaukee, WI	2.0	1.5	1000	$1,200	$1.20	24d	1	1.42mi
6535 N 58th St Milwaukee, WI	2.0	1.0	962	$1,195	$1.24	18d	1	1.42mi
10400 W Fond du Lac Ave Milwaukee, WI	2.0	1.0	810	$925	$1.14	4d	3	1.43mi

Listing history 12 events

1. 2026-04-14
   listed $159,900 Active 212-char remark

   Show marketing remark (212 chars)

   3BR Ranch in handy location with side drive to garage, newer roof, and full basement. Priced under assessment for fast sale. Long time rental home is occupied and rented at market rent by very long term resident.

2. 2013-02-09
   historical 215-char remark

   Show marketing remark (215 chars)

   Spacious home ready for immediate occupancy. 3 BR ranch with finished rec room in lower level. Fresh coat of paint throughout main level. CENTRAL AIR. Fenced in backyard. Large 2 car garage. REDUCED to sell quickly!

3. 2013-02-09
   listed $69,900 215-char remark

   Show marketing remark (215 chars)

   Spacious home ready for immediate occupancy. 3 BR ranch with finished rec room in lower level. Fresh coat of paint throughout main level. CENTRAL AIR. Fenced in backyard. Large 2 car garage. REDUCED to sell quickly!

4. 2013-02-02
   listed $129,900
5. 2013-02-02
   historical
6. 2013-01-27
   historical
7. 2013-01-27
   listed $47,900
8. 2011-05-27
   soldstatus $35,500
9. 2006-06-12
   soldstatus $126,000
10. 2001-09-20
    soldstatus $82,900
11. 1998-04-30
    soldstatus $49,000
12. 1998-04-01
    soldstatus $49,000

ⓘ 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: $3,054 · $254/mo
• Projected year-2 tax: $3,054 · $254/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 ≥100°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: $16,111
• − Mortgage interest: −$8,957
• − Property taxes: −$3,054
• − Insurance: −$800
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$4,652
• Taxable loss: −$3,929
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $-245/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

+226.3% since first listed

12 events — show timeline

• 2026-04-14 Listed $159,900 METROMLS
• 2013-02-09 Listed $69,900 METROMLS
• 2013-02-09 Listing Removed — METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $129,900 METROMLS
• 2013-01-27 Listed $47,900 METROMLS
• 2013-01-27 Listing Removed — METROMLS
• 2011-05-27 Sold (MLS) $35,500 METROMLS
• 2006-06-12 Sold (Public Records) $126,000 Public Records
• 2001-09-20 Sold (Public Records) $82,900 Public Records
• 1998-04-30 Sold (Public Records) $49,000 Public Records
• 1998-04-01 Sold (Public Records) $49,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $3,054 · +17.7% YoY. Source: county tax records.