1211 S 6th St · Milwaukee, WI 53204

$119,900

2 bd · 1.5 ba · 1,288 sqft · SingleFamily public records · 5 Days on market

Built 1860 3,484 sqft lot $93/sqft · 25% below area Est $159k · 25% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

HUD case# 581-304646 Property sold in AS IS condition, without repairs or warranties. Offered to owner-occupant buyers first. In some cases, HUD properties may only be available to Non-profits, Government agencies. Check website for availability. No repairs allowed before closing.

Key facts

• 3,484 sq ft lot
• Parking
• Built 1860

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family, one-story home
• Construction: Aluminum/steel exterior construction
• Exterior features: Aluminum/steel exterior; Garden shed; Sidewalks on the lot

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Main-level primary bedroom approximately 13 x 13; Main-level second bedroom approximately 11 x 7
• Bathrooms: One full bathroom with tub and shower over tub
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Full basement; Fenced yard
• Laundry & utility: Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $888 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 15.2% 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 (+2.0%/yr); 55 active listings in the ZIP; 40 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).
• At $2,264/mo this rent would consume 59% of the median local household income ($46k/yr) (locally 2357% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 2.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1860 — 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: 1.89% ✓
• Cap rate: 15.18%
• Cash-on-cash: 31.72%
• DSCR: 2.41
• GRM: 4.4

CMA / ARV

• ARV (median comp): $159,179
• List price: $119,900
• Delta: -24.68%
• 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
1211 S 6th St	0.00mi	2/1.0	1,288 (0%)	1mo	$130,000	$101	97
915 W Walker St	0.32mi	3/2.0 (+1)	1,300 (+1%)	6mo	$165,000	$127	71
1123 S 3rd St	0.21mi	3/2.0 (+1)	1,250 (-3%)	12mo	$285,000	$228	68
1530 S 10th St	0.36mi	3/1.0 (+1)	1,210 (-6%)	6mo	$125,000	$103	61
122 W Maple St	0.62mi	2/1.0	1,236 (-4%)	5mo	$265,000	$214	59
1227 S 10th St	0.29mi	3/1.0 (+1)	1,466 (+14%)	5mo	$185,000	$126	52
1730 S 6th St	0.50mi	2/2.0	1,133 (-12%)	4mo	$151,500	$134	52
1624 S 4th St	0.39mi	3/2.0 (+1)	1,380 (+7%)	14mo	$160,000	$116	51
1966 S 7th St	0.70mi	3/2.0 (+1)	1,259 (-2%)	7mo	$145,000	$115	51
1732 S 4th St	0.53mi	3/1.5 (+1)	1,399 (+9%)	14mo	$140,000	$100	45
927A S 11th St	0.42mi	3/1.0 (+1)	1,480 (+15%)	7mo	$190,000	$128	42
602 W Maple St	0.52mi	3/2.0 (+1)	1,100 (-15%)	6mo	$150,000	$136	39

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

Projected returns pro-forma

10.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: 47.8%
• Equity multiple: 4.56×
• Total profit: $119,650
• Equity at exit: $108,015

10-year hold

• IRR: 41.2%
• Equity multiple: 10.05×
• Total profit: $303,662
• Equity at exit: $232,939

Cash invested: $33,572 (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 53204

• Home prices YoY: 19.0%
• Rents YoY: 2.0%
• Active inventory: 55
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$629
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $888

Break-even live

Break-even rent $1,141

Max offer price $119,900

Occupancy floor 56%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
924 S 5th St Unit 501 Milwaukee, WI	2.0	1.0	1005	$1,917	$1.91	43d	1	0.19mi
611 W National Ave Milwaukee, WI	1.0–2.0	1.0–2.0	866	$1,900	$2.19	3d	3	0.28mi
124 W Washington St Milwaukee, WI	2.0	1.0–2.0	845	$2,126	$2.52	43d	11	0.32mi
1812 S 7th St Milwaukee, WI	3.0	1.5	1703	$2,100	$1.23	23d	1	0.58mi
720 W Virginia St Milwaukee, WI	1.0	1.0	746	$1,800	$2.41	10d	5	0.59mi
300 W Florida St Unit 415 Milwaukee, WI	2.0	1.0	991	$2,350	$2.37	43d	1	0.62mi
747 W Freshwater Way Unit 112 Milwaukee, WI	2.0	1.0	983	$2,725	$2.77	43d	1	0.64mi
747 W Freshwater Way Apt 502 Milwaukee, WI	2.0	2.0	1200	$3,650	$3.04	17d	1	0.64mi
625 W Freshwater Way Milwaukee, WI	1.0–2.0	1.0–2.0	1137	$3,650	$3.21	2d	12	0.64mi
625 W Freshwater Way Unit 508 Milwaukee, WI	1.0	1.0	900	$2,200	$2.44	43d	1	0.65mi
324 S 2nd St Unit 1504185P Milwaukee, WI	2.0	1.0	1033	$4,467	$4.32	2d	1	0.66mi
324 S 2nd St Apt 309 Milwaukee, WI	2.0	2.0	1085	$2,525	$2.33	4d	1	0.66mi
324 S 2nd St Unit 1504186P Milwaukee, WI	2.0	1.0	1033	$4,713	$4.56	43d	1	0.66mi
205 W Oregon St Unit 322 Milwaukee, WI	2.0	2.0	1037	$2,360	$2.28	43d	1	0.67mi
205 W Oregon St Apt 402 Milwaukee, WI	2.0	2.0	1238	$2,705	$2.18	4d	1	0.67mi
133 W Oregon St Milwaukee, WI	3.0	2.0	1561	$2,775	$1.78	3d	3	0.71mi
222 S 3rd St Milwaukee, WI	2.0	2.0	1369	$2,300	$1.68	17d	1	0.71mi
174 W Pittsburgh Ave Unit 174 Milwaukee, WI	1.0	1.0	1282	$1,995	$1.56	43d	1	0.79mi
235 E Pittsburgh Ave Milwaukee, WI	1.0–2.0	1.0–2.5	1008	$2,775	$2.75	3d	6	0.82mi
135 W Seeboth St Unit Cream City Lofts-104 Milwaukee, WI	3.0	2.0	1856	$2,995	$1.61	17d	1	0.84mi
441 E Erie St Milwaukee, WI	1.0–2.0	1.0–2.0	1044	$4,099	$3.93	3d	4	0.97mi
1578 S Union St Unit 1 Milwaukee, WI	2.0	1.0	900	$1,050	$1.17	23d	1	1.01mi
239 E Chicago St Milwaukee, WI	1.0–2.0	1.0–2.0	1510	$3,348	$2.22	43d	2	1.05mi
239 E Chicago St Milwaukee, WI	1.0–3.0	1.0–2.5	1652	$2,425	$1.47	4d	2	1.05mi
425 E Menomonee St Milwaukee, WI	2.0	1.0–2.0	1021	$2,633	$2.58	3d	5	1.06mi
2252 S 7th St Unit Upper Front Milwaukee, WI	2.0	1.0	900	$1,200	$1.33	43d	1	1.08mi
2141 S Robinson Ave Milwaukee, WI	3.0	1.0–2.0	1006	$2,272	$2.26	1d	20	1.08mi
249 N Water St Milwaukee, WI	1.0	1.0	891	$1,750	$1.96	23d	1	1.10mi
615 E Corcoran Ave Milwaukee, WI	3.0	1.0–2.5	1106	$3,797	$3.43	3d	14	1.10mi
2100 W National Ave Unit 4 Milwaukee, WI	2.0	1.0	900	$1,225	$1.36	23d	1	1.13mi
333 N Water St Milwaukee, WI	3.0	1.0–2.0	1186	$5,948	$5.02	2d	34	1.16mi
159 N Jackson St Unit 106 Live/Work Retail Milwaukee, WI	1.0	1.0	1060	$1,895	$1.79	43d	1	1.17mi
333 N Broadway Milwaukee, WI	2.0	2.0	1175	$3,645	$3.10	2d	1	1.20mi
401 W Michigan St Milwaukee, WI	2.0	1.0–2.0	913	$2,218	$2.43	4d	6	1.25mi
321 N Jefferson St Unit 321 Jefferson-606 Milwaukee, WI	2.0	2.0	1503	$3,750	$2.50	43d	1	1.26mi
630 N Vel R Phillips Ave Milwaukee, WI	1.0–2.0	1.0–2.0	1058	$2,219	$2.10	3d	9	1.29mi
2435 S 9th St Milwaukee, WI	2.0	1.0	900	$895	$0.99	23d	1	1.30mi
2435 S 9th St Unit 2435A Milwaukee, WI	2.0	1.0	900	$1,025	$1.14	43d	1	1.30mi
2435 S 9th St Unit 2435 Milwaukee, WI	2.0	1.0	900	$895	$0.99	43d	1	1.30mi
2482 S 5th St Milwaukee, WI	2.0	1.0	900	$1,095	$1.22	23d	1	1.34mi

Listing history 7 events

1. 2026-05-16
   listed $119,900 Active 421-char remark
2. 2026-05-16
   historical $119,900 421-char remark
3. 2013-11-23
   listed $25,000 281-char remark

   Show marketing remark (281 chars)

   HUD case# 581-304646 Property sold in AS IS condition, without repairs or warranties. Offered to owner-occupant buyers first. In some cases, HUD properties may only be available to Non-profits, Government agencies. Check website for availability. No repairs allowed before closing.

4. 2013-11-23
   historical 281-char remark

   Show marketing remark (281 chars)

   HUD case# 581-304646 Property sold in AS IS condition, without repairs or warranties. Offered to owner-occupant buyers first. In some cases, HUD properties may only be available to Non-profits, Government agencies. Check website for availability. No repairs allowed before closing.

5. 2013-11-21
   soldstatus $25,500 281-char remark

   Show marketing remark (281 chars)

   HUD case# 581-304646 Property sold in AS IS condition, without repairs or warranties. Offered to owner-occupant buyers first. In some cases, HUD properties may only be available to Non-profits, Government agencies. Check website for availability. No repairs allowed before closing.

6. 1999-10-04
   soldstatus $38,900
7. 1994-11-01
   soldstatus $34,900

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 ≥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: $27,169
• − Mortgage interest: −$6,716
• − Property taxes: −$2,669
• − Insurance: −$600
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$3,488
• Taxable income: $9,350
• Est. tax owed @ 24.0%: −$2,244
• After-tax cash flow: $8,406/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): 39,996
• Household income: $45,934
• Rent vs Own: 73.8% rent · 26.2% own
• Severe rent burden: 2357.0

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 Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 35% White 15% Black 11% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 51% Puerto Rican 13%
• Common ancestry: Romanian 3% Portuguese 1% Lithuanian 1%
• Foreign-born: 28% · Canada
• Languages at home: 35% English-only · Spanish 61% Other Asian/Pacific 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: ▲ 64.27%
• Current HPI: 403.236
• Rent YoY: ▲ 2.00%
• 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

+272.5% since first listed

11 events — show timeline

• 2026-06-01 Sold (Public Records) $130,000 Public Records
• 2026-05-29 Sold (MLS) $130,000 METROMLS
• 2026-05-22 Pending — METROMLS
• 2026-05-19 Contingent — METROMLS
• 2026-05-16 Listed $119,900 METROMLS
• 2026-05-16 Coming Soon $119,900 METROMLS
• 2013-11-23 Listing Removed — METROMLS
• 2013-11-23 Listed $25,000 METROMLS
• 2013-11-21 Sold (MLS) $25,500 METROMLS
• 1999-10-04 Sold (Public Records) $38,900 Public Records
• 1994-11-01 Sold (Public Records) $34,900 Public Records

Property tax history

+4.1%/yr

Latest (2024): $2,669 · +42.4% YoY. Source: county tax records.