5110 N 60th St · Milwaukee, WI 53218

$152,000

3 bd · 1.5 ba · 1,196 sqft · SingleFamily public records · 9 Days on market

Built 1932 6,098 sqft lot Est $167k · 9% 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).

• Cash flow +14.5/30.0
• ARV discount +11.6/15.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity for owner-occupants or investors! This property offers three spacious bedrooms, one full bathroom, and a 2.5 car garage. The home is currently rented for $1,511 per month, providing immediate rental income. Tenants are on a mtm rental agreement. Major updates include a 7-year-old roof, newer windows, updated electrical and plumbing.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1932

Property features AI

Finance

• Other: Built information from assessor/public records

Exterior

• Parking: Detached 2-car garage; Additional 1 parking space; Garage listed as 2.5 spaces total
• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: 1.5-story single-family home; Zoned RS6
• Construction: Block foundation
• Exterior features: Vinyl exterior; Lot under 1/2 acre

Interior

• Kitchen: Kitchen on main level (12 x 10)
• Bedrooms: Main-level primary bedroom (13 x 10); Upper-level bedroom (12 x 10); Upper-level bedroom (11 x 10)
• Flooring: Wood floors; Ceramic tile in baths
• Bathrooms: One full bathroom with shower-over-tub; One half bathroom; Ceramic tile finishes
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Walk-in closet(s); Wood floors; Full block basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $35 ($414/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (6.2% below list).
• Recommended offer: $143k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.1% in Milwaukee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.3%/yr); 153 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• This rent runs 37% of the median local income ($46k/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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $100k; list at $152k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,571 (6.2% below list)

Questions for the listing agent

1. Built in 1932 — 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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $167,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5139 N 57th St	0.11mi	3/1.0	1,128 (-6%)	1mo	$125,000	$111	83
4947 N 66th St	0.44mi	3/1.0	1,196 (0%)	1mo	$205,000	$171	77
4872 N 63rd St	0.32mi	3/1.5	1,100 (-8%)	1mo	$207,900	$189	71
5330 N 54th St	0.42mi	3/1.0	1,127 (-6%)	1mo	$199,900	$177	68
5113 N 55th St	0.22mi	3/2.0	1,336 (+12%)	0mo	$135,000	$101	68
5136 N 69th St	0.56mi	2/1.5 (-1)	1,209 (+1%)	1mo	$180,000	$149	66
5269 N 57th St	0.23mi	3/1.0	1,033 (-14%)	2mo	$145,000	$140	63
5466 N 57th St	0.48mi	3/1.0	1,108 (-7%)	1mo	$95,100	$86	63
4713 N 53rd St	0.62mi	3/1.0	1,249 (+4%)	2mo	$130,000	$104	61
5324 N 49th St	0.68mi	3/1.0	1,269 (+6%)	1mo	$130,000	$102	55
4893 N 64th St	0.38mi	3/1.0	1,027 (-14%)	2mo	$65,000	$63	55
5735 W Thurston Ave	0.66mi	3/1.0	1,084 (-9%)	0mo	$170,500	$157	52

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.55×
• Total profit: $-19,026
• Equity at exit: $22,664

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $903
• Equity at exit: $13,142

Cash invested: $42,560 (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 53218

• Home prices YoY: -19.0%
• Rents YoY: 5.3%
• Active inventory: 153
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$797
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $35

Break-even live

Break-even rent $1,382

Max offer price $152,000

Occupancy floor 93%

Sensitivity live

Price	-10% $121	-5% $78	+0% $35	+5% $-9	+10% $-52
Rent	-10% $-78	-5% $-22	+0% $35	+5% $91	+10% $147
Rate	-1.0pp $111	-0.5pp $73	base $35	+0.5pp $-5	+1.0pp $-45

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 N 58th St Milwaukee, WI	3.0	1.0	1455	$1,450	$1.00	5d	1	0.24mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.50mi
5073 N 48th St Milwaukee, WI	4.0	1.0	1152	$1,595	$1.38	15d	1	0.66mi
6921 W Herbert Ave Milwaukee, WI	3.0	2.0	1414	$1,620	$1.15	5d	1	0.73mi
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	2d	1	0.74mi
5657 N 60th St #5659 Milwaukee, WI	3.0	1.0	878	$995	$1.13	17d	1	0.74mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	44d	1	0.75mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	44d	1	0.75mi
6221 W Thurston Ave #6223 Milwaukee, WI	3.0	1.0	800	$1,100	$1.38	20d	1	0.78mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	24d	1	0.78mi
5659 N 64th St Unit 5659A Milwaukee, WI	2.0	1.0	1091	$1,300	$1.19	44d	1	0.79mi
5688 N 56th St Milwaukee, WI	3.0	1.0	850	$1,445	$1.70	13d	1	0.80mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	17d	1	0.85mi
4843 N 72nd St Milwaukee, WI	3.0	1.0	1014	$1,485	$1.46	44d	1	0.87mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	44d	1	0.90mi
7348 W Medford Ave Unit 7348A Milwaukee, WI	2.0	1.0	1095	$950	$0.87	24d	1	0.91mi
4340 W Eggert Pl Milwaukee, WI	4.0	1.0	1066	$1,695	$1.59	24d	1	0.92mi
4334 W Eggert Pl Milwaukee, WI	4.0	1.0	1077	$1,695	$1.57	24d	1	0.93mi
5830 N 61st St Milwaukee, WI	3.0	1.0	1024	$1,450	$1.42	44d	1	0.95mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	24d	1	0.97mi
5820 N 65th St #5822 Milwaukee, WI	2.0	1.0	700	$1,245	$1.78	44d	1	0.99mi
5823 N 65th St Unit Upper Milwaukee, WI	2.0	1.0	768	$1,295	$1.69	44d	1	1.00mi
5831 N 65th St Unit 5831 Milwaukee, WI	3.0	1.0	900	$1,195	$1.33	44d	1	1.01mi
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	44d	1	1.05mi
5905 N 66th St Unit 66th Lower Milwaukee, WI	3.0	1.0	1000	$1,600	$1.60	16d	1	1.11mi
7632 W Leon Ter Unit C Milwaukee, WI	2.0	1.5	1000	$1,200	$1.20	24d	1	1.17mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	44d	1	1.17mi
7701 W Hampton Ave Unit 6 Milwaukee, WI	2.0	1.0	816	$1,250	$1.53	44d	1	1.19mi
5956 N 67th St Milwaukee, WI	2.0	1.0	925	$1,250	$1.35	44d	1	1.19mi
5958 N 67th St Milwaukee, WI	2.0	1.0	925	$1,250	$1.35	5d	1	1.20mi
6046 N 61st St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,345	$1.12	24d	1	1.23mi
6046 N 61st St Unit 2 Milwaukee, WI	3.0	1.0	1250	$1,395	$1.12	44d	1	1.23mi
5950 N 69th St Unit 1 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.24mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	17d	1	1.26mi
4623 N 77th St Milwaukee, WI	3.0	1.5	1156	$1,800	$1.56	17d	1	1.28mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	44d	1	1.30mi
4153 N 68th St Milwaukee, WI	3.0	1.0	1025	$1,700	$1.66	44d	1	1.31mi
5696 N 42nd St Milwaukee, WI	4.0	1.0	1023	$1,495	$1.46	24d	1	1.35mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	15d	1	1.40mi

Listing history 8 events

1. 2026-06-18
   days on market $152,000 Active 9 DOM
2. 2026-06-17
   days on market $152,000 Active 8 DOM
3. 2026-06-16
   days on market $152,000 Active 7 DOM
4. 2026-06-15
   days on market $152,000 Active 6 DOM
5. 2026-06-13
   days on market $152,000 Active 4 DOM
6. 2026-06-13
   days on market $152,000 Active 3 DOM
7. 2026-06-10
   remarks 344-char remark
8. 2026-06-10
   listed $152,000 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: $2,776 · $231/mo
• Projected year-2 tax: $2,794 · $233/mo
• Expected delta: +$18/yr (+$1/mo · 0.6%)

ⓘ 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: $17,109
• − Mortgage interest: −$8,514
• − Property taxes: −$2,776
• − Insurance: −$760
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$4,422
• Taxable loss: −$2,101
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $918/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): 41,196
• Household income: $45,642
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2421.0

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 (72%)
• Race & ethnicity: Black 72% Asian 10% White 10% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 6% · Philippines, Canada
• Languages at home: 89% English-only · Other Asian/Pacific 7% Spanish 3%

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: ▼ -76.44%
• Current HPI: 325.1975
• Rent YoY: ▲ 5.29%
• 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

+238.5% since first listed

24 events — show timeline

• 2026-06-08 Listed $152,000 METROMLS
• 2026-02-28 Listing Removed — METROMLS
• 2026-02-07 Listed $160,000 METROMLS
• 2023-12-21 Sold (MLS) $99,900 METROMLS
• 2023-12-01 Pending — METROMLS
• 2023-11-28 Price Changed $99,900 METROMLS
• 2023-11-15 Price Changed $104,900 METROMLS
• 2023-11-04 Price Changed $109,900 METROMLS
• 2023-10-25 Price Changed $115,000 METROMLS
• 2023-10-16 Price Changed $120,000 METROMLS
• 2023-10-05 Price Changed $125,000 METROMLS
• 2023-09-20 Price Changed $132,000 METROMLS
• 2023-08-24 Price Changed $138,000 METROMLS
• 2023-08-16 Listed $144,900 METROMLS
• 2022-04-20 Sold (Public Records) $131,000 Public Records
• 2013-02-08 Listed $34,900 METROMLS
• 2013-02-08 Listing Removed — METROMLS
• 2013-01-25 Listed $39,000 METROMLS
• 2013-01-25 Listing Removed — METROMLS
• 2010-08-13 Sold (Public Records) $52,000 Public Records
• 2010-03-30 Sold (MLS) $23,000 METROMLS
• 2004-11-16 Sold (Public Records) $110,500 Public Records
• 2004-05-27 Sold (Public Records) $54,000 Public Records
• 1994-06-01 Sold (Public Records) $44,900 Public Records

Property tax history

+6.0%/yr

Latest (2024): $2,776 · +36.3% YoY. Source: county tax records.