236 N 90th St · Milwaukee, WI 53226

$299,900

4 bd · 1.0 ba · 1,461 sqft · SingleFamily public records · 17 Days on market

Built 1951 7,405 sqft lot $205/sqft · 19% below area Est $372k · 19% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming Cannon Park home with 4 bedrooms, 1 full and 2 half baths. Sunlight fills the inviting living room, while the spacious family room with new carpet and wood-burning stove offers a cozy retreat. Bright dinette, comfortable kitchen, and gleaming hardwood floors add warmth and character. Upstairs features a primary bedroom with powder room and adjoining walk-through 4th bedroom--ideal for a private suite, office, or nursery. Enjoy the large deck overlooking a generous backyard with shed. Updates include new roof (home & garage, 2025), furnace & A/C (2019), fresh paint, refinished floors and new lighting. Prime location near freeway access, Froedtert &

Key facts

• 7,405 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: Estimated living area range: 1,251–1,500 sq ft

Exterior

• Parking: Detached 1-car garage with opener; Total of 1.5 garage parking spaces
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 1.5-story single-family home; Residential zoning; Assessor/public record used for year built
• Construction: Aluminum/aluminum-steel exterior
• Exterior features: Deck; Sidewalks

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom (upper) about 14 x 11; Bedroom 2 (main) about 11 x 11; Bedroom 3 (main) about 12 x 8; Bedroom 4 (upper) about 14 x 11
• Flooring: Wood floors; Ceramic tile (bath)
• Bathrooms: One full bathroom with shower over tub; Two half baths; Ceramic tile and master bedroom bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cable/satellite available; Walk-thru bedroom; Wood floors; Full block basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+3.3%/yr); 36 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• This rent runs 44% of the median local income ($93k/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 $2k of loan paydown is wiped out by about $9k 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 17 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $295,401 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $372,400
• List price: $299,900
• Delta: -19.47%
• 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
236 N 90th St	0.00mi	4/2.0	1,461 (0%)	0mo	$327,000	$224	96
210 N 90th St	0.04mi	3/2.0 (-1)	1,410 (-4%)	1mo	$387,500	$275	83
9034 W Mt Vernon Ave	0.07mi	3/2.0 (-1)	1,377 (-6%)	0mo	$405,000	$294	78
9131 W Mt Vernon Ave	0.14mi	4/2.0	1,599 (+9%)	1mo	$320,000	$200	73
9020 W Hawthorne Ave	0.20mi	3/1.0 (-1)	1,338 (-8%)	0mo	$290,000	$217	71
555 Robertson St	0.39mi	4/2.0	1,546 (+6%)	4mo	$400,000	$259	64
158 N 92nd St	0.22mi	3/2.0 (-1)	1,307 (-10%)	6mo	$261,000	$200	58
170 S 80th St	0.69mi	3/1.5 (-1)	1,425 (-2%)	2mo	$340,000	$239	55
610 N 99th St	0.65mi	3/1.0 (-1)	1,332 (-9%)	0mo	$350,000	$263	49
8223 Portland Ave	0.74mi	4/1.5	1,629 (+12%)	3mo	$439,000	$269	42
422 S 94th Pl	0.61mi	4/1.0	1,242 (-15%)	6mo	$170,000	$137	41
161 S 79 St	0.71mi	3/1.5 (-1)	1,607 (+10%)	3mo	$287,250	$179	40

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-7,333
• Equity at exit: $44,716

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $49,439
• Equity at exit: $25,930

Cash invested: $83,972 (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 53226

• Rents YoY: 3.3%
• Active inventory: 36
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,424 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$375 /mo · $4,495/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $633

Break-even live

Break-even rent $2,623

Max offer price $299,900

Occupancy floor 77%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 N 90th St Milwaukee, WI	3.0	1.5	1500	$2,200	$1.47	14d	1	0.12mi
1427 S 86th St West Allis, WI	3.0	1.0	998	$1,399	$1.40	12d	1	1.34mi
7400 W State St Milwaukee, WI	1.0–3.0	1.0–2.0	1106	$3,995	$3.61	2d	8	1.38mi
7474 Harwood Ave Wauwatosa, WI	3.0	1.0–3.0	999	$4,780	$4.78	3d	73	1.41mi

Listing history 3 events

1. 2026-05-09
   historical Contingent 738-char remark
2. 2026-05-07
   listed $299,900 Active 738-char remark
3. 2026-04-30
   historical $299,900 738-char remark

ⓘ 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: $4,495 · $375/mo
• Projected year-2 tax: $5,022 · $418/mo
• Expected delta: +$526/yr (+$44/mo · 11.7%)

ⓘ 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 ≥101°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,092
• − Mortgage interest: −$16,799
• − Property taxes: −$4,495
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,287
• − Management: −$3,287
• − Depreciation: −$8,724
• Taxable income: $2,999
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $6,876/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): 18,908
• Household income: $93,132
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 580.0

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 White (79%)
• Race & ethnicity: White 79% Black 7% Hispanic / Latino 5% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 10% Portuguese 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Chinese 1% Other Indo-European 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: ▼ -227.28%
• Current HPI: 253.6781
• Rent YoY: ▲ 3.26%
• 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

+9.0% since first listed

5 events — show timeline

• 2026-06-12 Sold (MLS) $327,000 METROMLS
• 2026-05-24 Pending — METROMLS
• 2026-05-09 Contingent — METROMLS
• 2026-05-07 Listed $299,900 METROMLS
• 2026-04-30 Coming Soon $299,900 METROMLS

Property tax history

+0.6%/yr

Latest (2024): $4,495 · +7.3% YoY. Source: county tax records.