1006 W Nash St · Milwaukee, WI 53206

$84,400

4 bd · 1.5 ba · 1,666 sqft · SingleFamily public records · 280 Days on market

Built 1915 3,484 sqft lot $51/sqft · 25% below area Est $112k · 25% 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

Bring your ideas to this spacious 4-bedroom home! Offering large room sizes throughout, a mostly fenced-in yard, and a convenient parking slab, this property has great potential. Home does need work but provides an excellent opportunity for investors or buyers looking to build equity.

Key facts

• Parking slab
• Fenced-in yard
• 3,484 sq ft lot

Tags

• FENCED-IN YARD
• PARKING SLAB

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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); 150 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,440/mo this rent would consume 59% 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 $9k of equity ($584 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 280 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 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 $72k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.71% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.87%
• DSCR: 2.33
• GRM: 4.9

CMA / ARV

• ARV (median comp): $112,345
• List price: $84,400
• Delta: -24.87%
• 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
3558 N 11th St	0.12mi	5/1.5 (+1)	1,656 (-1%)	5mo	$150,000	$91	84
3783 N 9th St	0.13mi	4/2.0	1,562 (-6%)	2mo	$220,000	$141	80
3700 N 14th St	0.22mi	5/2.0 (+1)	1,611 (-3%)	2mo	$205,000	$127	76
3512 N 15th St	0.34mi	3/2.0 (-1)	1,750 (+5%)	2mo	$201,000	$115	67
3713 N 15th St	0.31mi	3/2.0 (-1)	1,750 (+5%)	4mo	$170,000	$97	67
3206 N 12th St	0.55mi	4/1.0	1,710 (+3%)	3mo	$25,800	$15	65
3927 N 16th St	0.45mi	4/2.0	1,755 (+5%)	4mo	$161,900	$92	65
3766 N Vel R Phillips Ave	0.47mi	4/3.0	1,621 (-3%)	4mo	$129,000	$80	64
4144 N 14th St	0.58mi	4/2.0	1,617 (-3%)	5mo	$210,000	$130	62
3279 N Dr William Finlayson St	0.55mi	4/2.0	1,504 (-10%)	1mo	$202,500	$135	56
3230 N 12th St	0.52mi	5/1.0 (+1)	1,762 (+6%)	4mo	$140,000	$79	56
4158 N 15th St	0.63mi	3/1.5 (-1)	1,785 (+7%)	4mo	$204,000	$114	51

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: 50.0%
• Equity multiple: 4.85×
• Total profit: $91,038
• Equity at exit: $76,034

10-year hold

• IRR: 45.7%
• Equity multiple: 11.90×
• Total profit: $257,483
• Equity at exit: $163,971

Cash invested: $23,632 (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: 150
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$443
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $588

Break-even live

Break-even rent $695

Max offer price $84,400

Occupancy floor 54%

Sensitivity live

Price	-10% $636	-5% $612	+0% $588	+5% $564	+10% $540
Rent	-10% $474	-5% $531	+0% $588	+5% $645	+10% $702
Rate	-1.0pp $631	-0.5pp $610	base $588	+0.5pp $566	+1.0pp $544

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: $21,100
• Closing costs: $2,532
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	44d	1	0.51mi
3045 N 11th St #3047 Milwaukee, WI	3.0	1.0	1065	$1,175	$1.10	5d	1	0.75mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	18d	1	0.76mi
2116 W Atkinson Ave Unit A Milwaukee, WI	4.0	1.0	1707	$2,000	$1.17	2d	1	0.88mi
312 E Townsend St Unit 312 Milwaukee, WI	3.0	1.0	1400	$1,250	$0.89	24d	1	0.91mi
223 E Burleigh St Unit 223 Milwaukee, WI	4.0	1.0	1153	$1,395	$1.21	44d	1	1.06mi
3042 N Palmer St #5 Milwaukee, WI	3.0	1.0	1718	$1,050	$0.61	24d	1	1.07mi
3388 N 27th St Unit 3388 Front House Milwaukee, WI	4.0	1.0	1212	$1,550	$1.28	5d	1	1.19mi
2704 W Concordia Ave Unit Na Milwaukee, WI	5.0	2.0	1856	$2,500	$1.35	24d	1	1.25mi
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	2d	1	1.34mi

Listing history 41 events

1. 2026-06-18
   days on market $84,400 Active 280 DOM
2. 2026-06-17
   days on market $84,400 Active 279 DOM
3. 2026-06-16
   days on market $84,400 Active 278 DOM
4. 2026-06-15
   days on market $84,400 Active 277 DOM
5. 2026-06-13
   days on market $84,400 Active 275 DOM
6. 2026-06-13
   days on market $84,400 Active 274 DOM
7. 2026-06-09
   days on market $84,400 Active 271 DOM
8. 2026-06-08
   days on market $84,400 Active 270 DOM
9. 2026-06-07
   days on market $84,400 Active 269 DOM
10. 2026-06-05
    days on market $84,400 Active 266 DOM
11. 2026-06-03
    days on market $84,400 Active 265 DOM
12. 2026-06-02
    days on market $84,400 Active 264 DOM
13. 2026-06-01
    days on market $84,400 Active 263 DOM
14. 2026-05-31
    days on market $84,400 Active 262 DOM
15. 2025-11-05
    price $84,400 285-char remark

    Show marketing remark (285 chars)

    Bring your ideas to this spacious 4-bedroom home! Offering large room sizes throughout, a mostly fenced-in yard, and a convenient parking slab, this property has great potential. Home does need work but provides an excellent opportunity for investors or buyers looking to build equity.

16. 2025-09-11
    listed $84,900 Active 285-char remark

    Show marketing remark (285 chars)

    Bring your ideas to this spacious 4-bedroom home! Offering large room sizes throughout, a mostly fenced-in yard, and a convenient parking slab, this property has great potential. Home does need work but provides an excellent opportunity for investors or buyers looking to build equity.

17. 2025-08-23
    historical 135-char remark

    Show marketing remark (135 chars)

    4 bed 1.5 bath single family ready for a new owner. Currently rented well under market at $800 per month. Could easily bring in $1,400.

18. 2025-07-14
    price $90,800 135-char remark

    Show marketing remark (135 chars)

    4 bed 1.5 bath single family ready for a new owner. Currently rented well under market at $800 per month. Could easily bring in $1,400.

19. 2025-05-28
    price $92,800 135-char remark

    Show marketing remark (135 chars)

    4 bed 1.5 bath single family ready for a new owner. Currently rented well under market at $800 per month. Could easily bring in $1,400.

20. 2025-05-20
    price $97,800 135-char remark

    Show marketing remark (135 chars)

    4 bed 1.5 bath single family ready for a new owner. Currently rented well under market at $800 per month. Could easily bring in $1,400.

21. 2025-04-30
    price $97,900 135-char remark

    Show marketing remark (135 chars)

    4 bed 1.5 bath single family ready for a new owner. Currently rented well under market at $800 per month. Could easily bring in $1,400.

22. 2025-03-03
    listed $99,900 Active 135-char remark

    Show marketing remark (135 chars)

    4 bed 1.5 bath single family ready for a new owner. Currently rented well under market at $800 per month. Could easily bring in $1,400.

23. 2024-09-25
    soldstatus $72,500
24. 2021-04-29
    soldstatus $52,000
25. 2021-04-23
    soldstatus $52,000 Sold
26. 2021-04-12
    status Pending
27. 2021-03-25
    historical Contingent
28. 2021-03-23
    listed $54,900 Active
29. 2015-09-02
    soldstatus $14,000 Sold
30. 2015-08-17
    historical Contingent
31. 2015-08-13
    price $14,000
32. 2015-07-20
    status Active
33. 2015-07-07
    historical Contingent
34. 2015-06-08
    price $16,000
35. 2015-05-12
    price $17,000
36. 2015-04-11
    price $19,000
37. 2015-03-26
    listed $20,000 Active
38. 2014-01-08
    historical
39. 2014-01-08
    listed $16,000
40. 2012-04-11
    soldstatus $343,200
41. 2012-03-26
    soldstatus $13,725

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $1,209 · $101/mo
• Expected delta: +$352/yr (+$29/mo · 41.1%)

ⓘ 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: $17,277
• − Mortgage interest: −$4,728
• − Property taxes: −$857
• − Insurance: −$422
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,455
• Taxable income: $6,050
• Est. tax owed @ 24.0%: −$1,452
• After-tax cash flow: $5,606/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

+514.9% since first listed

27 events — show timeline

• 2025-11-05 Price Changed $84,400 METROMLS
• 2025-09-11 Listed $84,900 METROMLS
• 2025-08-23 Listing Removed — METROMLS
• 2025-07-14 Price Changed $90,800 METROMLS
• 2025-05-28 Price Changed $92,800 METROMLS
• 2025-05-20 Price Changed $97,800 METROMLS
• 2025-04-30 Price Changed $97,900 METROMLS
• 2025-03-03 Listed $99,900 METROMLS
• 2024-09-25 Sold (Public Records) $72,500 Public Records
• 2021-04-29 Sold (Public Records) $52,000 Public Records
• 2021-04-23 Sold (MLS) $52,000 METROMLS
• 2021-04-12 Pending — METROMLS
• 2021-03-25 Contingent — METROMLS
• 2021-03-23 Listed $54,900 METROMLS
• 2015-09-02 Sold (MLS) $14,000 METROMLS
• 2015-08-17 Contingent — METROMLS
• 2015-08-13 Price Changed $14,000 METROMLS
• 2015-07-20 Relisted — METROMLS
• 2015-07-07 Contingent — METROMLS
• 2015-06-08 Price Changed $16,000 METROMLS
• 2015-05-12 Price Changed $17,000 METROMLS
• 2015-04-11 Price Changed $19,000 METROMLS
• 2015-03-26 Listed $20,000 METROMLS
• 2014-01-08 Listed $16,000 METROMLS
• 2014-01-08 Listing Removed — METROMLS
• 2012-04-11 Sold (Public Records) $343,200 Public Records
• 2012-03-26 Sold (MLS) $13,725 METROMLS

Property tax history

-2.5%/yr

Latest (2024): $857 · -73.7% YoY. Source: county tax records.