5823 N 36th St · Milwaukee, WI 53209

$109,900

2 bd · 1.0 ba · 718 sqft · SingleFamily public records · 11 Days on market

Built 1950 6,534 sqft lot Est $108k · at est.

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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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +7.3/10.0
• ARV discount +6.9/15.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful updates in this cozy ranch style home! Recent improvements include new roof, furnace, water heater, fridge, washer, dryer, picture window, and more! Enjoy the special details like: ring doorbell and nest thermostat. Hardwood floors throughout and generous bedrooms. Basement has potential for a rec room and great storage. Large, fenced lot with 1.5 car garage. Quick drive to highway and Bayshore Mall's restaurants and shops.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family, one-story home; Zoned residential; Lot smaller than 1/2 acre (approx. 0.15 acre)
• Construction: Information Source: Assessor/Public Record
• Exterior features: Wood siding

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Main-level primary bedroom, approximately 11 x 11; Main-level second bedroom, approximately 11 x 10
• Flooring: Wood floors
• Bathrooms: One full bathroom with shower over tub
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wood floors; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.1% 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+, 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.
• Zoned schools: Thurston Woods Elementary (math 2% / reading 2%, grade F, #1,024 of 1,041 statewide, top 100%, 355 students, 94% FRL); Milwaukee High School of The Arts (math 2% / reading 17%, grade F, #462 of 483 statewide, top 96%, 989 students, 74% FRL).
• Market conditions: Rents rising fast (+8.6%/yr); 168 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/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 $760 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1950 — 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: 1.23% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $108,418
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5908 N 32nd St	0.26mi	2/1.0	720 (+0%)	1mo	$134,900	$187	86
6110 N 39th St	0.43mi	2/1.0	698 (-3%)	1mo	$76,000	$109	75
5846 N 41st St	0.28mi	2/1.0	720 (+0%)	14mo	$50,000	$69	75
4228 W Newton Pl	0.41mi	2/1.0	672 (-6%)	3mo	$53,000	$79	68
5915 N 38th St	0.17mi	3/1.0 (+1)	782 (+9%)	6mo	$65,000	$83	68
5519 N 35th St	0.39mi	2/1.0	713 (-1%)	17mo	$114,900	$161	67
3805 W Kaul Ave	0.38mi	2/1.0	747 (+4%)	11mo	$109,900	$147	66
5738 N 38th St	0.12mi	2/1.0	820 (+14%)	6mo	$157,000	$191	66
5528 N 32nd St	0.46mi	2/1.0	748 (+4%)	8mo	$115,000	$154	65
6115 N 37th St	0.40mi	2/1.0	676 (-6%)	13mo	$102,000	$151	60
3819 W Douglas Ave	0.54mi	2/1.0	672 (-6%)	8mo	$92,000	$137	58
4222 W Thurston Ave	0.41mi	2/1.0	781 (+9%)	12mo	$146,500	$188	57

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $5,612
• Equity at exit: $16,386

10-year hold

• IRR: 18.3%
• Equity multiple: 2.90×
• Total profit: $58,443
• Equity at exit: $9,502

Cash invested: $30,772 (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 53209

• Rents YoY: 8.6%
• Active inventory: 168
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $255

Break-even live

Break-even rent $1,025

Max offer price $109,900

Occupancy floor 76%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6110 N 39th St Milwaukee, WI	2.0	1.0	703	$1,395	$1.98	4d	1	0.45mi
6600 N Sidney Pl Glendale, WI	1.0–2.0	1.0	800	$1,587	$1.98	3d	13	1.15mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	23d	1	1.46mi
6026 W Carmen Ave Milwaukee, WI	2.0	1.0	672	$1,195	$1.78	23d	1	1.46mi

Listing history 19 events

1. 2026-06-02
   statusdays on market $109,900 Pending 11 DOM
2. 2026-06-01
   days on market $109,900 Active 10 DOM
3. 2026-05-31
   days on market $109,900 Active 9 DOM
4. 2026-05-22
   listed $109,900 Active
5. 2024-08-27
   soldstatus $1,155,200
6. 2020-01-07
   soldstatus $50,000
7. 2019-12-31
   soldstatus $50,000 Sold 437-char remark

   Show marketing remark (437 chars)

   Wonderful updates in this cozy ranch style home! Recent improvements include new roof, furnace, water heater, fridge, washer, dryer, picture window, and more! Enjoy the special details like: ring doorbell and nest thermostat. Hardwood floors throughout and generous bedrooms. Basement has potential for a rec room and great storage. Large, fenced lot with 1.5 car garage. Quick drive to highway and Bayshore Mall's restaurants and shops.

8. 2019-12-19
   status Pending 437-char remark

   Show marketing remark (437 chars)

   Wonderful updates in this cozy ranch style home! Recent improvements include new roof, furnace, water heater, fridge, washer, dryer, picture window, and more! Enjoy the special details like: ring doorbell and nest thermostat. Hardwood floors throughout and generous bedrooms. Basement has potential for a rec room and great storage. Large, fenced lot with 1.5 car garage. Quick drive to highway and Bayshore Mall's restaurants and shops.

9. 2019-12-06
   listed $59,900 Active 437-char remark

   Show marketing remark (437 chars)

   Wonderful updates in this cozy ranch style home! Recent improvements include new roof, furnace, water heater, fridge, washer, dryer, picture window, and more! Enjoy the special details like: ring doorbell and nest thermostat. Hardwood floors throughout and generous bedrooms. Basement has potential for a rec room and great storage. Large, fenced lot with 1.5 car garage. Quick drive to highway and Bayshore Mall's restaurants and shops.

10. 2018-06-29
    soldstatus $16,500 Sold 537-char remark

    Show marketing remark (537 chars)

    Adverse Matters: The Seller has determined the Property may be subject to the following potential or existing title issues liabilities claims or responsibilities (Adverse Matters):200-51.5.3 275-32-6 275-32-1 275-32-3 275-32-3 275-32-3 275-32-3. See attached two pages. Property AS IS Buyer hereby assumes and accepts the Property AS IS including the Adverse Matters and accepts and assumes all existing and potential title issues liabilities claims and responsibilities associated with or attendant to the Property. SEE PRIVATE REMARKS.

11. 2018-06-06
    status Pending 537-char remark

    Show marketing remark (537 chars)

    Adverse Matters: The Seller has determined the Property may be subject to the following potential or existing title issues liabilities claims or responsibilities (Adverse Matters):200-51.5.3 275-32-6 275-32-1 275-32-3 275-32-3 275-32-3 275-32-3. See attached two pages. Property AS IS Buyer hereby assumes and accepts the Property AS IS including the Adverse Matters and accepts and assumes all existing and potential title issues liabilities claims and responsibilities associated with or attendant to the Property. SEE PRIVATE REMARKS.

12. 2018-05-29
    historical Contingent 537-char remark

    Show marketing remark (537 chars)

    Adverse Matters: The Seller has determined the Property may be subject to the following potential or existing title issues liabilities claims or responsibilities (Adverse Matters):200-51.5.3 275-32-6 275-32-1 275-32-3 275-32-3 275-32-3 275-32-3. See attached two pages. Property AS IS Buyer hereby assumes and accepts the Property AS IS including the Adverse Matters and accepts and assumes all existing and potential title issues liabilities claims and responsibilities associated with or attendant to the Property. SEE PRIVATE REMARKS.

13. 2018-05-15
    listed $18,900 Active 537-char remark

    Show marketing remark (537 chars)

    Adverse Matters: The Seller has determined the Property may be subject to the following potential or existing title issues liabilities claims or responsibilities (Adverse Matters):200-51.5.3 275-32-6 275-32-1 275-32-3 275-32-3 275-32-3 275-32-3. See attached two pages. Property AS IS Buyer hereby assumes and accepts the Property AS IS including the Adverse Matters and accepts and assumes all existing and potential title issues liabilities claims and responsibilities associated with or attendant to the Property. SEE PRIVATE REMARKS.

14. 2016-09-01
    status Pending
15. 2016-08-31
    historical
16. 2016-08-17
    price $26,900
17. 2016-07-30
    listed $33,900 Active
18. 1995-03-01
    soldstatus $37,800
19. 1978-08-01
    soldstatus $39,900

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,256 · $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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,180
• − Mortgage interest: −$6,156
• − Property taxes: −$2,256
• − Insurance: −$550
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,197
• Taxable income: $1,432
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,717/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): 45,170
• Household income: $48,486
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3390.0

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 (66%)
• Race & ethnicity: Black 66% White 22% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -194.98%
• Current HPI: 172.4275
• Rent YoY: ▲ 8.61%
• 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

+175.4% since first listed

16 events — show timeline

• 2026-05-22 Listed $109,900 METROMLS
• 2024-08-27 Sold (Public Records) $1,155,200 Public Records
• 2020-01-07 Sold (Public Records) $50,000 Public Records
• 2019-12-31 Sold (MLS) $50,000 METROMLS
• 2019-12-19 Pending — METROMLS
• 2019-12-06 Listed $59,900 METROMLS
• 2018-06-29 Sold (MLS) $16,500 METROMLS
• 2018-06-06 Pending — METROMLS
• 2018-05-29 Contingent — METROMLS
• 2018-05-15 Listed $18,900 METROMLS
• 2016-09-01 Pending — METROMLS
• 2016-08-31 Listing Removed — METROMLS
• 2016-08-17 Price Changed $26,900 METROMLS
• 2016-07-30 Listed $33,900 METROMLS
• 1995-03-01 Sold (Public Records) $37,800 Public Records
• 1978-08-01 Sold (Public Records) $39,900 Public Records

Property tax history

-9.9%/yr

Latest (2024): $2,256 · +29.2% YoY. Source: county tax records.