2026 E Leroy Ave · St. Francis, WI 53235

$210,000

4 bd · 2.0 ba · 2,016 sqft · SingleFamily · 70 Days on market

Built 1926 0.78 ac lot $104/sqft · 43% below area Est $368k · 43% 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 +23.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.6/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is being sold ''AS IS'' with no warranties to condition. Property is owned by Milwaukee County. Approval of offer and sale is subject to approval of County Executive, County Comptroller and individual from the Intergovernmental Cooperation Council (ICC).

Key facts

• 0.78 acre lot
• 2 garage spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 0.7% in St. Francis — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Saint Francis School District (suburban): math 22% / reading 29% proficiency, ranked #311 of 342 in WI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.9%/yr); 51 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $2,733/mo this rent would consume 57% of the median local household income ($57k/yr) (locally 646% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 70 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 6.4

CMA / ARV

• ARV (median comp): $367,601
• List price: $210,000
• Delta: -42.87%
• 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
4459 S New York Ave	0.40mi	3/2.0 (-1)	2,058 (+2%)	2mo	$325,000	$158	71
3718 S Iowa Ave	0.64mi	5/1.5 (+1)	2,048 (+2%)	3mo	$280,000	$137	58
3704 S Rutland Ave	0.66mi	4/1.5	2,006 (-0%)	13mo	$405,000	$202	56
3674 S Ahmedi Ave	0.69mi	4/1.5	2,153 (+7%)	4mo	$379,900	$176	51
2805 E Cudahy Ave	0.66mi	3/1.5 (-1)	2,067 (+2%)	9mo	$329,900	$160	51
4043 S Kansas Ave	0.29mi	4/2.0	1,742 (-14%)	17mo	$125,000	$72	50
1857 E Leroy Ave	0.12mi	3/1.5 (-1)	1,748 (-13%)	19mo	$293,000	$168	49
4450 S Whitnall Ave	0.32mi	3/2.0 (-1)	2,200 (+9%)	19mo	$327,000	$149	49
2921 E Van Norman Ave	0.64mi	3/1.5 (-1)	1,976 (-2%)	19mo	$290,000	$147	44
3210 E Denton Ave	0.74mi	4/1.5	1,922 (-5%)	15mo	$350,000	$182	43
4028 S Kinnickinnic Ave	0.59mi	3/2.0 (-1)	1,845 (-8%)	20mo	$300,000	$163	36
3700 S Rutland Ave	0.67mi	4/3.0	2,278 (+13%)	22mo	$372,000	$163	25

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 · 3.88% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,815
• Equity at exit: $31,312

10-year hold

• IRR: 8.3%
• Equity multiple: 1.66×
• Total profit: $38,957
• Equity at exit: $18,157

Cash invested: $58,800 (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 53235

• Home prices YoY: -33.9%
• Rents YoY: 3.9%
• Active inventory: 51
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,733 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$569 /mo · $6,828/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $401

Break-even live

Break-even rent $2,225

Max offer price $210,000

Occupancy floor 80%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2721 Hidden Dr St Francis, WI	3.0	2.0	1500	$2,395	$1.60	43d	1	0.45mi
2819 Hidden Dr Unit 2819 St Francis, WI	3.0	2.5	2000	$2,975	$1.49	43d	1	0.45mi
2725 Pond DR St Francis, WI	3.0	2.5	2000	$2,975	$1.49	1d	1	0.45mi
2760 Hidden Dr St Francis, WI	3.0	2.0	1500	$2,395	$1.60	43d	1	0.48mi
2731 Pond Dr St Francis, WI	3.0	2.5	2000	$2,975	$1.49	1d	1	0.48mi

Listing history 2 events

1. 2026-05-19
   status Pending 263-char remark

   Show marketing remark (263 chars)

   Property is being sold ''AS IS'' with no warranties to condition. Property is owned by Milwaukee County. Approval of offer and sale is subject to approval of County Executive, County Comptroller and individual from the Intergovernmental Cooperation Council (ICC).

2. 2026-03-05
   listed $210,000 Active 263-char remark

   Show marketing remark (263 chars)

   Property is being sold ''AS IS'' with no warranties to condition. Property is owned by Milwaukee County. Approval of offer and sale is subject to approval of County Executive, County Comptroller and individual from the Intergovernmental Cooperation Council (ICC).

ⓘ 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: $6,828 · $569/mo
• Projected year-2 tax: $6,828 · $569/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,793
• − Mortgage interest: −$11,763
• − Property taxes: −$6,828
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − Depreciation: −$6,109
• Taxable income: $1,795
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $4,382/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: Saint Francis School District
• NCES district ID: 5513260
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,137
• Composite: 21.79/100
• National rank: #8251
• State rank: #311 of 342 in WI

Livability — St. Francis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Francis, WI
• County: Milwaukee County · 926,379 people
• City population: 9,318
• Metro: Milwaukee-Waukesha, WI
• Population (ZIP): 9,004
• Household income: $57,368
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 646.0

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% Hispanic / Latino 11% Black 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 16% Lithuanian 4% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 3% German/W. Germanic 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: ▼ -119.57%
• Current HPI: 232.7373
• Rent YoY: ▲ 3.88%
• 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

2 events — show timeline

• 2026-05-19 Pending — METROMLS
• 2026-03-05 Listed $210,000 METROMLS

Property tax history

+4.2%/yr

Latest (2024): $6,828 · -52.9% YoY. Source: county tax records.