4606 N Sherman Blvd · Milwaukee, WI 53209

$160,000

2 bd · 1.0 ba · 761 sqft · SingleFamily public records · 3 Days on market

Built 1951 3,484 sqft lot

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this freshly updated 3br, 1 bath 1.5 story Cape Cod on Sherman Blvd! Fenced in side yard with plenty of gardening space for those with a green thumb. With brand new windows, this remodel is full of natural light throughout the home. New flooring on both levels and an updated kitchen give this home a modernized look. The large basement area provides plenty of storage options. Move-in ready for you and your family!

Key facts

• Cape cod home
• Room in the basement
• Fenced in side yard

Tags

• CAPE COD HOME
• FENCED IN SIDE YARD
• ROOM IN THE BASEMENT
• NEW ELECTRICAL PANEL

Property features AI

Exterior

• Parking: Detached 2-car garage; One additional parking space
• Utilities: Municipal water; Municipal sewer
• Home design: 1.5-story single-family home; Less than 1/2 acre lot (approx. 0.08 acre); Zoned RS6
• Construction: Brick construction
• Exterior features: Brick/stone exterior; Sidewalks

Interior

• Kitchen: Kitchen on main level, approx. 12 x 9
• Bedrooms: Primary bedroom upstairs, approx. 28 x 11; Second bedroom on main level, approx. 11 x 10; Third bedroom on main level, approx. 10 x 9
• Bathrooms: One full bathroom with ceramic tile and a shower stall
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Full block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (18.0% below list).
• Recommended offer: $131k (18.0% below list) — sets the bar for 1% rule.

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 (+8.6%/yr); 171 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% of the median local income ($48k/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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $131,214 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $90,559
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4633 N Sherman Blvd	0.05mi	2/1.0	741 (-3%)	1mo	$88,500	$119	92
4224 W Peck Pl	0.07mi	2/1.0	744 (-2%)	2mo	$64,820	$87	92
4623 N 38th St	0.30mi	2/1.0	744 (-2%)	2mo	$119,900	$161	81
4440 N 41st St	0.25mi	2/1.0	784 (+3%)	7mo	$77,200	$98	78
4337 N 42nd Pl	0.34mi	2/1.0	698 (-8%)	2mo	$126,900	$182	68
4463 N 36th St	0.45mi	2/1.0	815 (+7%)	1mo	$99,000	$121	67
4715 N 42nd St	0.15mi	2/1.0	868 (+14%)	8mo	$65,000	$75	63
4663 N 48th St	0.36mi	2/1.0	672 (-12%)	2mo	$77,000	$115	62
4302 N 36th St	0.58mi	2/1.0	667 (-12%)	1mo	$100,000	$150	52
4868 N 52nd St	0.65mi	2/1.0	850 (+12%)	2mo	$145,605	$171	49
4478 N 48th St	0.37mi	3/1.0 (+1)	870 (+14%)	7mo	$99,900	$115	48
4910 N 53rd St	0.73mi	2/1.0	814 (+7%)	8mo	$70,000	$86	48

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.44×
• Total profit: $-25,207
• Equity at exit: $23,857

10-year hold

• IRR: 0.4%
• Equity multiple: 1.04×
• Total profit: $1,715
• Equity at exit: $13,834

Cash invested: $44,800 (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 53209

• Rents YoY: 8.6%
• Active inventory: 171
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$839
• Tax from tax record: −$229 /mo · $2,748/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-98

Break-even live

Break-even rent $1,436

Max offer price $142,660

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-53	+0% $-98	+5% $-143	+10% $-189
Rent	-10% $-202	-5% $-150	+0% $-98	+5% $-46	+10% $6
Rate	-1.0pp $-18	-0.5pp $-57	base $-98	+0.5pp $-140	+1.0pp $-182

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4702 N 44th St Milwaukee, WI	3.0	2.0	1050	$1,850	$1.76	45d	1	0.12mi
4479A N 44th St Milwaukee, WI	2.0	1.0	1000	$895	$0.90	45d	1	0.16mi
4703 N 45th St Milwaukee, WI	3.0	1.0	1031	$1,695	$1.64	25d	1	0.18mi
4727 N 46th St Milwaukee, WI	3.0	1.0	936	$1,700	$1.82	45d	1	0.25mi
4661 N 38th St Unit 4661 Milwaukee, WI	2.0	1.0	1000	$845	$0.84	16d	1	0.33mi
4572 N 38th St Unit 2 Milwaukee, WI	2.0	1.0	600	$950	$1.58	45d	1	0.35mi
4852 N 48th St Unit 4852 Milwaukee, WI	2.0	1.0	830	$995	$1.20	3d	1	0.44mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	25d	1	0.45mi
4640 N 51st Blvd Milwaukee, WI	2.0	1.0	1075	$1,275	$1.19	45d	1	0.48mi
5050 N 47th St Milwaukee, WI	2.0	1.0	1092	$1,700	$1.56	45d	1	0.62mi
5165-5167 N 45th St Unit 5165 Milwaukee, WI	3.0	1.0	1020	$1,200	$1.18	19d	1	0.72mi
4610 W Eggert Pl #4612 Milwaukee, WI	3.0	1.0	852	$1,095	$1.29	25d	1	0.72mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	25d	1	0.86mi
3925 N 41st St Unit 2 Milwaukee, WI	1.0	1.0	700	$845	$1.21	25d	1	0.86mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	14d	1	0.91mi
5032 N 32nd St Milwaukee, WI	3.0	2.0	1089	$1,750	$1.61	14d	1	0.91mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	23d	1	0.99mi
5237 N 34th St Unit 5237 Lower Milwaukee, WI	2.0	1.0	956	$1,350	$1.41	25d	1	1.00mi
3871-3873 N 36th St Unit 3871 Milwaukee, WI	2.0	1.0	987	$950	$0.96	25d	1	1.02mi
5435 N 40th St Milwaukee, WI	2.0	1.0	850	$1,150	$1.35	19d	1	1.08mi
4227 N 26th St Milwaukee, WI	2.0	1.0	950	$1,000	$1.05	19d	1	1.19mi
3630 W Nash St Milwaukee, WI	2.0	1.0	1000	$1,200	$1.20	25d	1	1.20mi
3606 N 41st St Unit 3608 Milwaukee, WI	2.0	1.0	1095	$975	$0.89	45d	1	1.22mi
3901 N 27th St Unit 3907 Milwaukee, WI	2.0	1.0	715	$895	$1.25	25d	1	1.36mi
6518 W Hampton Ave Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,200	$1.09	45d	1	1.36mi
5137 W Keefe Ave Unit 5137 Milwaukee, WI	2.0	1.0	1000	$1,550	$1.55	5d	1	1.41mi
3340 N 44th St Milwaukee, WI	2.0	1.0	900	$1,295	$1.44	14d	1	1.45mi

Listing history 3 events

1. 2026-06-21
   days on market $160,000 Active 3 DOM
2. 2026-06-18
   remarks 204-char remark
3. 2026-06-18
   listed $160,000 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: $2,748 · $229/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$106/yr (+$9/mo · 3.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $15,746
• − Mortgage interest: −$8,962
• − Property taxes: −$2,748
• − Insurance: −$800
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,655
• Taxable loss: −$3,939
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $-233/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): 45,170
• Household income: $48,486
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3390.0

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 (66%)
• Race & ethnicity: Black 66% White 22% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -194.98%
• Current HPI: 172.4275
• Rent YoY: ▲ 8.61%
• 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

+344.4% since first listed

6 events — show timeline

• 2026-06-18 Listed $160,000 METROMLS
• 2022-06-01 Sold (Public Records) $125,000 Public Records
• 2022-05-25 Sold (MLS) $125,000 METROMLS
• 2022-04-15 Contingent — METROMLS
• 2022-04-12 Listed $120,000 METROMLS
• 1987-06-01 Sold (Public Records) $36,000 Public Records

Property tax history

+7.0%/yr

Latest (2024): $2,748 · +20.1% YoY. Source: county tax records.