3730 W Hilda Pl · Milwaukee, WI 53215

$84,000

4 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 67 Days on market

Built 1904 3,049 sqft lot $76/sqft · 57% below area

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

City Tax Foreclosure - 4BR Single Family w/ 1,104 square feet, and more. City Scope of Essential Work is $51,200 Total scope of work is $62,930. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Bring flashlights & use caution when entering. NOTE: Property open to owner-occupant offers only first 30 days of listing

Key facts

• 3,049 sq ft lot
• Built 1904
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $79k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 (+5.0%/yr); 56 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 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 + 5.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $29k; list at $84k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1904 — 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: 1.55% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.72%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $197,409
• List price: $84,000
• Delta: -57.45%
• 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
926 S 35th St	0.18mi	3/1.5 (-1)	1,112 (+1%)	6mo	$105,000	$94	79
3319 W Scott St	0.30mi	3/1.0 (-1)	1,065 (-4%)	9mo	$105,000	$99	68
1035 S 33rd St	0.29mi	3/1.0 (-1)	1,226 (+11%)	1mo	$215,000	$175	62
934 S 31st St	0.44mi	4/1.0	1,164 (+5%)	11mo	$150,000	$129	61
3617 W Greenfield Ave	0.29mi	3/1.0 (-1)	1,024 (-7%)	10mo	$158,000	$154	61
2918 W Greenfield Ave	0.57mi	3/1.0 (-1)	1,134 (+3%)	5mo	$215,000	$190	59
3310 W Scott St	0.30mi	3/2.0 (-1)	1,007 (-9%)	7mo	$215,000	$214	57
1522 S 32nd St	0.53mi	4/2.0	1,031 (-7%)	9mo	$248,000	$241	53
1224 S 46th St	0.53mi	3/2.0 (-1)	1,131 (+2%)	15mo	$217,500	$192	50
3208 W Lapham St	0.56mi	3/2.0 (-1)	1,019 (-8%)	7mo	$180,000	$177	46
1100 S 32nd St	0.38mi	3/2.0 (-1)	1,252 (+13%)	15mo	$110,000	$88	39
1627 S 29th St	0.73mi	3/1.0 (-1)	1,262 (+14%)	10mo	$115,000	$91	29

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 · 5.02% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.74×
• Total profit: $17,465
• Equity at exit: $12,525

10-year hold

• IRR: 27.7%
• Equity multiple: 3.69×
• Total profit: $63,326
• Equity at exit: $7,263

Cash invested: $23,520 (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 53215

• Home prices YoY: -13.6%
• Rents YoY: 5.0%
• Active inventory: 56
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $445

Break-even live

Break-even rent $735

Max offer price $84,000

Occupancy floor 61%

Sensitivity live

Price	-10% $503	-5% $474	+0% $445	+5% $416	+10% $387
Rent	-10% $343	-5% $394	+0% $445	+5% $497	+10% $548
Rate	-1.0pp $488	-0.5pp $467	base $445	+0.5pp $424	+1.0pp $401

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1143 S 25th St #1 Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	44d	1	0.81mi
3520 W Mount Vernon Ave Unit 3520 Milwaukee, WI	4.0	1.0	1279	$1,450	$1.13	3d	1	0.90mi
5832 W Walker St Milwaukee, WI	3.0	1.0	981	$1,300	$1.33	24d	1	1.29mi
1926 S 20th St Milwaukee, WI	3.0	1.0	795	$1,200	$1.51	44d	1	1.41mi

Listing history 19 events

1. 2026-06-21
   days on market $84,000 Active 67 DOM
2. 2026-06-18
   days on market $84,000 Active 64 DOM
3. 2026-06-17
   days on market $84,000 Active 63 DOM
4. 2026-06-16
   days on market $84,000 Active 62 DOM
5. 2026-06-15
   days on market $84,000 Active 61 DOM
6. 2026-06-13
   days on market $84,000 Active 59 DOM
7. 2026-06-13
   days on market $84,000 Active 58 DOM
8. 2026-06-09
   days on market $84,000 Active 55 DOM
9. 2026-06-08
   days on market $84,000 Active 54 DOM
10. 2026-06-07
    days on market $84,000 Active 53 DOM
11. 2026-06-05
    days on market $84,000 Active 50 DOM
12. 2026-06-03
    days on market $84,000 Active 49 DOM
13. 2026-06-02
    days on market $84,000 Active 48 DOM
14. 2026-06-01
    days on market $84,000 Active 47 DOM
15. 2026-05-31
    days on market $84,000 Active 46 DOM
16. 2026-04-15
    listed $84,000 Active 391-char remark

    Show marketing remark (391 chars)

    City Tax Foreclosure - 4BR Single Family w/ 1,104 square feet, and more. City Scope of Essential Work is $51,200 Total scope of work is $62,930. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Bring flashlights & use caution when entering. NOTE: Property open to owner-occupant offers only first 30 days of listing

17. 2026-04-06
    historical 235-char remark

    Show marketing remark (235 chars)

    This is a tax foreclosed property. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized. BIDS DUE March 30, 2026 AT 10:00am

18. 2026-02-23
    listed $130,300 Active 235-char remark

    Show marketing remark (235 chars)

    This is a tax foreclosed property. For the first 30-days of the listing period, no offers below the listing price will be considered per Wisconsin Foreclosure Law. Owner Occupants will be prioritized. BIDS DUE March 30, 2026 AT 10:00am

19. 1988-05-01
    soldstatus $28,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,583
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,444
• Taxable income: $4,260
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $4,322/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): 58,146
• Household income: $54,289
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2283.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 34% White 18% Asian 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 52% Puerto Rican 12%
• Common ancestry: Romanian 6% Portuguese 1%
• Foreign-born: 31% · Canada, Philippines, Jamaica
• Languages at home: 35% English-only · Spanish 59% Other Asian/Pacific 3% Other Indo-European 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: ▼ -52.55%
• Current HPI: 332.891
• Rent YoY: ▲ 5.02%
• 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

+190.7% since first listed

4 events — show timeline

• 2026-04-15 Listed $84,000 METROMLS
• 2026-04-06 Listing Removed — METROMLS
• 2026-02-23 Listed $130,300 METROMLS
• 1988-05-01 Sold (Public Records) $28,900 Public Records

Property tax history

+0.9%/yr

Latest (2024): $10,428 · +41.6% YoY. Source: county tax records.