3769 N 37th St · Milwaukee, WI 53216

$106,900

3 bd · 1.0 ba · 929 sqft · SingleFamily public records · 19 Days on market

Built 1942 4,791 sqft lot Est $88k · 21% over

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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 +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Appreciation +5.7/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Fenced in Cape Cod with newer furnace, hot water heater, kitchen cabinets, kitchen flooring, carpeting all 1 year old, updated bathroom. An extra room could be added in lower level all set for the drywalling. room sizes estimated.

Key facts

• 4,791 sq ft lot
• Garage
• Built 1942

Property features AI

Finance

• Other: Property type zoning: RT2; Lot under 1/2 acre (approx. 0.11 acre)

Exterior

• Parking: Detached 1-car garage; 1 additional parking space
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family home; 1 story
• Construction: Aluminum/steel exterior
• Exterior features: Fenced yard; Sidewalks

Interior

• Kitchen: Kitchen on main level — 13 x 12
• Bedrooms: Master bedroom (Upper) — 13 x 12; Bedroom 2 (Main) — 12 x 11; Bedroom 3 (Main) — 11 x 11
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Full basement; Shower over tub

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $105k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+7.0%/yr); 130 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); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($739 loan paydown + $1k appreciation (1.3% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 7.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 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 $27k; list at $107k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,296 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $88,255
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3950 N 42nd St	0.35mi	2/1.0 (-1)	843 (-9%)	2mo	$37,710	$45	62
3760 N 42nd St	0.27mi	2/1.0 (-1)	1,038 (+12%)	3mo	$155,000	$149	61
4448 W Leon Ter	0.49mi	3/1.0	1,014 (+9%)	2mo	$130,000	$128	60
4178 N 40th St	0.54mi	2/2.0 (-1)	964 (+4%)	4mo	$106,000	$110	56
3717 N 27th St	0.63mi	2/1.0 (-1)	912 (-2%)	9mo	$51,500	$56	55
4657 W Medford Ave	0.64mi	2/1.0 (-1)	901 (-3%)	10mo	$70,000	$78	52
4268 N 42nd Pl	0.70mi	2/1.0 (-1)	876 (-6%)	8mo	$83,000	$95	46
3252 N 40th St	0.55mi	2/1.0 (-1)	1,042 (+12%)	5mo	$70,000	$67	45
4713 W Fond Du Lac Ave	0.67mi	3/1.0	1,056 (+14%)	4mo	$155,000	$147	42
4226 W Sieben Pl	0.60mi	3/1.0	1,060 (+14%)	8mo	$90,000	$85	42
3750 N 27th St	0.66mi	2/1.0 (-1)	826 (-11%)	8mo	$44,000	$53	39
3634 N 49th St	0.73mi	2/1.0 (-1)	810 (-13%)	8mo	$125,000	$154	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.33% appreciation · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.68×
• Total profit: $20,209
• Equity at exit: $38,332

10-year hold

• IRR: 18.4%
• Equity multiple: 3.56×
• Total profit: $76,639
• Equity at exit: $52,392

Cash invested: $29,932 (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 53216

• Home prices YoY: 0.3%
• Rents YoY: 7.0%
• Active inventory: 130
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$561
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $182

Break-even live

Break-even rent $938

Max offer price $106,900

Occupancy floor 79%

Sensitivity live

Price	-10% $242	-5% $212	+0% $182	+5% $151	+10% $121
Rent	-10% $89	-5% $135	+0% $182	+5% $228	+10% $274
Rate	-1.0pp $235	-0.5pp $209	base $182	+0.5pp $154	+1.0pp $126

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: $26,725
• Closing costs: $3,207
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3630 W Nash St Milwaukee, WI	2.0	1.0	1000	$1,200	$1.20	25d	1	0.11mi
3871-3873 N 36th St Unit 3871 Milwaukee, WI	2.0	1.0	987	$950	$0.96	25d	1	0.13mi
3606 N 41st St Unit 3608 Milwaukee, WI	2.0	1.0	1095	$975	$0.89	45d	1	0.27mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	25d	1	0.34mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	13d	1	0.36mi
3340 N 44th St Milwaukee, WI	2.0	1.0	900	$1,295	$1.44	13d	1	0.58mi
3214 N 41st St Milwaukee, WI	2.0	1.0	900	$1,250	$1.39	45d	1	0.63mi
3347 N 29th St Unit 3347A Milwaukee, WI	2.0	1.0	950	$845	$0.89	15d	1	0.65mi
3901 N 27th St Unit 3907 Milwaukee, WI	2.0	1.0	715	$895	$1.25	25d	1	0.66mi
3148 N 39th St Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	45d	1	0.67mi
3148 N 39th St Unit 1 Milwaukee, WI	2.0	1.0	1000	$1,100	$1.10	15d	1	0.68mi
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	3d	1	0.73mi
4227 N 26th St Milwaukee, WI	2.0	1.0	950	$1,000	$1.05	18d	1	0.88mi
4409 W Burleigh St Apt 1 Milwaukee, WI	2.0	1.0	800	$795	$0.99	5d	1	0.88mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	22d	1	0.93mi
5137 W Keefe Ave Unit 5137 Milwaukee, WI	2.0	1.0	1000	$1,550	$1.55	4d	1	0.97mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	45d	1	0.99mi
4572 N 38th St Unit 2 Milwaukee, WI	2.0	1.0	600	$950	$1.58	45d	1	1.01mi
3410 N 23rd St Milwaukee, WI	2.0	1.0	800	$800	$1.00	18d	1	1.02mi
2866 N 34th St Unit 2866A Milwaukee, WI	2.0	1.0	534	$895	$1.68	45d	1	1.04mi
2866 N 34th St Unit 2866 Milwaukee, WI	3.0	1.0	534	$1,095	$2.05	5d	1	1.04mi
3072 N 49th St Unit 3072- 3 Milwaukee, WI	2.0	1.0	1000	$950	$0.95	45d	1	1.06mi
3072 N 49th St Milwaukee, WI	2.0	1.0	1000	$950	$0.95	17d	1	1.06mi
3066 N 49th St Unit 3066-5 Milwaukee, WI	2.0	1.0	1100	$950	$0.86	45d	1	1.06mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	25d	1	1.10mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	15d	1	1.11mi
3039 N 24th Pl Unit 3039 Milwaukee, WI	2.0	1.0	800	$995	$1.24	17d	1	1.15mi
3911 N 20th St Unit 3913 Milwaukee, WI	2.0	1.0	950	$995	$1.05	25d	1	1.16mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	45d	1	1.22mi
2706 N 39th St Unit 2706 Milwaukee, WI	2.0	1.0	866	$845	$0.98	45d	1	1.24mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	25d	1	1.25mi
2712 N 44th St Unit 2712A Milwaukee, WI	2.0	1.0	911	$995	$1.09	25d	1	1.30mi
3646 N 19th St Milwaukee, WI	2.0	1.0	935	$1,100	$1.18	5d	1	1.30mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	45d	1	1.31mi
2646 N 34th St Unit 2646A Upper Milwaukee, WI	2.0	1.0	609	$895	$1.47	25d	1	1.32mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	45d	1	1.33mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	5d	1	1.34mi
2765 N 26th St Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	5d	1	1.34mi
2663 N 44th St Unit 1 Milwaukee, WI	2.0	1.0	900	$995	$1.11	45d	1	1.35mi
2517 W Hadley St Milwaukee, WI	2.0	1.0	850	$1,050	$1.24	15d	1	1.36mi

Listing history 13 events

1. 2026-06-21
   days on market $106,900 Active 19 DOM
2. 2026-06-18
   days on market $106,900 Active 16 DOM
3. 2026-06-17
   days on market $106,900 Active 15 DOM
4. 2026-06-16
   days on market $106,900 Active 14 DOM
5. 2026-06-15
   days on market $106,900 Active 13 DOM
6. 2026-06-13
   days on market $106,900 Active 11 DOM
7. 2026-06-13
   days on market $106,900 Active 10 DOM
8. 2026-06-09
   days on market $106,900 Active 7 DOM
9. 2026-06-08
   days on market $106,900 Active 6 DOM
10. 2026-06-07
    days on market $106,900 Active 5 DOM
11. 2026-06-05
    days on market $106,900 Active 2 DOM
12. 2026-06-02
    remarks 535-char remark
13. 2026-06-02
    listed $106,900 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: $1,628 · $136/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$175/yr (+$15/mo · 10.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,010
• − Mortgage interest: −$5,988
• − Property taxes: −$1,628
• − Insurance: −$534
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,110
• Taxable income: $508
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,057/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): 30,345
• Household income: $46,752
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2202.0

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 (81%)
• Race & ethnicity: Black 81% White 9% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 1%
• Foreign-born: 3% · Canada, Philippines, China
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 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: ▲ 1.33%
• Current HPI: 381.0954
• Rent YoY: ▲ 7.01%
• 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

+514.4% since first listed

7 events — show timeline

• 2026-06-02 Listed $106,900 METROMLS
• 2013-02-07 Listing Removed — METROMLS
• 2013-02-07 Listed $30,000 METROMLS
• 2013-01-24 Listing Removed — METROMLS
• 2013-01-24 Listed $28,900 METROMLS
• 2010-06-24 Sold (MLS) $27,200 METROMLS
• 1971-02-01 Sold (Public Records) $17,400 Public Records

Property tax history

+1.6%/yr

Latest (2024): $1,628 · +0.3% YoY. Source: county tax records.