5516 N 60th St · Milwaukee, WI 53218

$100,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 159 Days on market

Built 1954 5,227 sqft lot $149/sqft · at area comps Est $104k · at est.

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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 +28.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.3/15.0
• 1% rule +7.5/10.0
• 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

Simple and efficient, owner occupied or investment, this stairless ranch has an updated bath, recent mechanical replacement and fully equipped kitchen. There is a one car detached garage with EDO.

Key facts

• Updated bath
• 5,227 sq ft lot
• Garage

Tags

• UPDATED BATH
• FULLY EQUIPPED KITCHEN
• RECENT MECHANICAL REPLACEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 fast (+5.3%/yr); 153 active listings in the ZIP; 3 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 ($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 $691 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 + 5.3% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $11k; list at $100k implies a 848% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $104,240
• List price: $100,000
• Delta: -4.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5483 N 58th St	0.04mi	2/1.0	672 (0%)	1mo	$118,500	$176	97
5712 N 61st St	0.26mi	2/1.0	672 (0%)	2mo	$74,185	$110	86
5718 N 61st St	0.27mi	2/1.0	672 (0%)	2mo	$74,185	$110	86
5733 N 60th St	0.28mi	2/1.0	672 (0%)	2mo	$74,185	$110	85
5738 N 61st St	0.30mi	2/1.0	672 (0%)	2mo	$74,185	$110	84
5730 N 62nd St	0.31mi	2/1.0	672 (0%)	2mo	$74,185	$110	84
5750 N 62nd St	0.33mi	2/1.0	672 (0%)	1mo	$76,500	$114	84
6012 W Carmen Ave	0.34mi	2/1.0	672 (0%)	2mo	$74,185	$110	82
6026 W Carmen Ave	0.35mi	2/1.0	672 (0%)	2mo	$74,185	$110	82
6127 W Carmen Ave	0.36mi	2/1.0	672 (0%)	2mo	$74,185	$110	82
5482 N 58th St	0.06mi	3/1.0 (+1)	734 (+9%)	2mo	$120,000	$163	75
5120 N 56th St	0.54mi	3/1.0 (+1)	713 (+6%)	2mo	$103,000	$144	58

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: 6.0%
• Equity multiple: 1.24×
• Total profit: $6,652
• Equity at exit: $14,910

10-year hold

• IRR: 17.3%
• Equity multiple: 2.57×
• Total profit: $44,088
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$105 /mo · $1,266/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $313

Break-even live

Break-even rent $850

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $369	-5% $341	+0% $313	+5% $284	+10% $256
Rent	-10% $214	-5% $263	+0% $313	+5% $362	+10% $411
Rate	-1.0pp $363	-0.5pp $338	base $313	+0.5pp $287	+1.0pp $260

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6026 W Carmen Ave Milwaukee, WI	2.0	1.0	672	$1,195	$1.78	24d	1	0.34mi
5820 N 65th St #5822 Milwaukee, WI	2.0	1.0	700	$1,245	$1.78	44d	1	0.49mi
6110 N 39th St Milwaukee, WI	2.0	1.0	703	$1,395	$1.98	5d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $100,000 Active 159 DOM
2. 2026-06-17
   days on market $100,000 Active 158 DOM
3. 2026-06-16
   days on market $100,000 Active 157 DOM
4. 2026-06-15
   days on market $100,000 Active 156 DOM
5. 2026-06-13
   days on market $100,000 Active 154 DOM
6. 2026-06-13
   days on market $100,000 Active 153 DOM
7. 2026-06-09
   days on market $100,000 Active 150 DOM
8. 2026-06-08
   days on market $100,000 Active 149 DOM
9. 2026-06-07
   days on market $100,000 Active 148 DOM
10. 2026-06-05
    days on market $100,000 Active 145 DOM
11. 2026-06-03
    days on market $100,000 Active 144 DOM
12. 2026-06-02
    days on market $100,000 Active 143 DOM
13. 2026-06-01
    days on market $100,000 Active 142 DOM
14. 2026-05-31
    days on market $100,000 Active 141 DOM
15. 2026-03-05
    price $100,000 196-char remark

    Show marketing remark (196 chars)

    Simple and efficient, owner occupied or investment, this stairless ranch has an updated bath, recent mechanical replacement and fully equipped kitchen. There is a one car detached garage with EDO.

16. 2026-01-09
    listed $85,000 Active 196-char remark

    Show marketing remark (196 chars)

    Simple and efficient, owner occupied or investment, this stairless ranch has an updated bath, recent mechanical replacement and fully equipped kitchen. There is a one car detached garage with EDO.

17. 2018-10-12
    historical 120-char remark

    Show marketing remark (120 chars)

    Cozy 2 bedrooms, needs some TLC, close to public transit, newer roof, new water heater, come with your decorating ideas!

18. 2018-05-08
    price $70,000 120-char remark

    Show marketing remark (120 chars)

    Cozy 2 bedrooms, needs some TLC, close to public transit, newer roof, new water heater, come with your decorating ideas!

19. 2018-04-26
    listed $85,000 Active 120-char remark

    Show marketing remark (120 chars)

    Cozy 2 bedrooms, needs some TLC, close to public transit, newer roof, new water heater, come with your decorating ideas!

20. 2013-01-30
    listed $15,900
21. 2013-01-30
    historical
22. 2012-05-24
    soldstatus $10,545
23. 1994-09-01
    soldstatus $21,000

ⓘ 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: $1,266 · $105/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$292/yr (+$24/mo · 23.1%)

ⓘ 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: $14,950
• − Mortgage interest: −$5,602
• − Property taxes: −$1,266
• − Insurance: −$500
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,909
• Taxable income: $2,282
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $3,204/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

+376.2% since first listed

9 events — show timeline

• 2026-03-05 Price Changed $100,000 METROMLS
• 2026-01-09 Listed $85,000 METROMLS
• 2018-10-12 Listing Removed — METROMLS
• 2018-05-08 Price Changed $70,000 METROMLS
• 2018-04-26 Listed $85,000 METROMLS
• 2013-01-30 Listing Removed — METROMLS
• 2013-01-30 Listed $15,900 METROMLS
• 2012-05-24 Sold (MLS) $10,545 METROMLS
• 1994-09-01 Sold (Public Records) $21,000 Public Records

Property tax history

-0.4%/yr

Latest (2024): $1,266 · +41.4% YoY. Source: county tax records.