3130 N 33rd St · Milwaukee, WI 53216

$150,000

4 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 72 Days on market

Built 1916 3,049 sqft lot $122/sqft · 61% above area

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This is a tax foreclosed property. Offers reviewed upon receipt - no waiting period. Owner-Occupants will be prioritized.

Key facts

• 3,049 sq ft lot
• Built 1916
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $73 ($873/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (6.7% below list).
• Recommended offer: $140k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 (+7.0%/yr); 130 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 36% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 7.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $10k; list at $150k implies a 1400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,904 (6.7% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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: 0.93% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $93,204
• List price: $150,000
• Delta: 60.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3052 N 40th St	0.43mi	3/1.0 (-1)	1,240 (+1%)	4mo	$75,000	$60	71
3124 N 29th St	0.27mi	3/1.0 (-1)	1,270 (+3%)	9mo	$120,000	$94	70
3221 N 38th St	0.34mi	3/1.0 (-1)	1,174 (-5%)	3mo	$75,000	$64	69
4018 W Burliegh St	0.46mi	3/1.0 (-1)	1,258 (+2%)	4mo	$55,000	$44	67
2865 N 36th St	0.39mi	3/2.0 (-1)	1,292 (+5%)	2mo	$132,000	$102	63
3342 N 26th St	0.54mi	5/1.5 (+1)	1,285 (+4%)	2mo	$66,500	$52	59
2807 N 36th St	0.46mi	3/1.0 (-1)	1,297 (+5%)	8mo	$70,000	$54	58
2929 N 25th St	0.55mi	3/2.5 (-1)	1,349 (+10%)	4mo	$200,000	$148	44
3354 N 26th St	0.55mi	5/2.0 (+1)	1,342 (+9%)	8mo	$57,000	$42	44
3448 N 41st St	0.64mi	3/2.0 (-1)	1,104 (-10%)	6mo	$233,000	$211	39
4226 W Sieben Pl	0.62mi	3/1.0 (-1)	1,060 (-14%)	8mo	$90,000	$85	36
3300 N 44th St	0.72mi	3/1.0 (-1)	1,080 (-12%)	8mo	$73,000	$68	34

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

Projected returns pro-forma

1.33% appreciation · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.38×
• Total profit: $15,752
• Equity at exit: $53,787

10-year hold

• IRR: 13.3%
• Equity multiple: 2.84×
• Total profit: $77,126
• Equity at exit: $73,516

Cash invested: $42,000 (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 53216

• Home prices YoY: 0.3%
• Rents YoY: 7.0%
• Active inventory: 130
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$787
• Tax from tax record: −$183 /mo · $2,201/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $73

Break-even live

Break-even rent $1,307

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $158	-5% $115	+0% $73	+5% $30	+10% $-12
Rent	-10% $-38	-5% $17	+0% $73	+5% $128	+10% $183
Rate	-1.0pp $148	-0.5pp $111	base $73	+0.5pp $34	+1.0pp $-6

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	3d	1	0.36mi
2870 N 29th St #2872 Milwaukee, WI	3.0	1.0	1300	$1,250	$0.96	45d	1	0.43mi
3122 N 42nd St Milwaukee, WI	3.0	1.0	1323	$1,495	$1.13	5d	1	0.52mi
3388 N 27th St Unit 3388 Front House Milwaukee, WI	4.0	1.0	1212	$1,550	$1.28	5d	1	0.54mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	25d	1	0.55mi
3100 W Center St Milwaukee, WI	3.0	2.0	1174	$1,531	$1.30	3d	1	0.56mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	5d	1	0.63mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	45d	1	0.73mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	18d	1	0.76mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	18d	1	0.85mi
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	16d	1	0.85mi
2713 N 44th St Milwaukee, WI	3.0	1.0	1450	$1,350	$0.93	45d	1	0.89mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	18d	1	0.94mi
2403-2405 N 39th St Unit 2403 Lower Milwaukee, WI	3.0	1.0	1200	$995	$0.83	12d	1	1.00mi
2403-2405 N 39th St Unit 2405 Upper Milwaukee, WI	3.0	1.0	1141	$995	$0.87	12d	1	1.00mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	45d	1	1.02mi
2201 N 32nd St Unit 2201 Milwaukee, WI	3.0	1.0	1100	$1,195	$1.09	17d	1	1.15mi
2251 N 41st St Unit Lower Milwaukee, WI	3.0	1.0	1187	$1,198	$1.01	16d	1	1.19mi
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	45d	1	1.21mi
3155 N 52nd St Milwaukee, WI	3.0	2.0	1300	$1,400	$1.08	45d	1	1.21mi
2629 N 49th St Milwaukee, WI	3.0	1.0	1200	$1,350	$1.12	45d	1	1.21mi
2629 N 50th St Unit Upper Milwaukee, WI	3.0	1.0	1258	$1,375	$1.09	4d	1	1.26mi
2232 N 44th St Unit 2234 Upper Milwaukee, WI	3.0	1.0	1000	$1,195	$1.20	45d	1	1.30mi
2409 N 49th St Milwaukee, WI	3.0	1.0	1335	$1,248	$0.93	45d	1	1.38mi
2001 N 38th St #2003 Milwaukee, WI	3.0	1.0	1326	$950	$0.72	3d	1	1.38mi
2438 N 51st St Unit 2 Milwaukee, WI	3.0	1.0	1300	$1,650	$1.27	25d	1	1.42mi
3298 N 13th St Milwaukee, WI	3.0	1.0	885	$895	$1.01	45d	1	1.42mi
3012 N 57th St Unit Lower Milwaukee, WI	3.0	1.0	1130	$1,398	$1.24	5d	1	1.47mi
3045 N 11th St #3047 Milwaukee, WI	3.0	1.0	1065	$1,175	$1.10	5d	1	1.50mi

Listing history 29 events

1. 2026-06-21
   days on market $150,000 Active 72 DOM
2. 2026-06-18
   days on market $150,000 Active 69 DOM
3. 2026-06-17
   days on market $150,000 Active 68 DOM
4. 2026-06-16
   days on market $150,000 Active 67 DOM
5. 2026-06-15
   days on market $150,000 Active 66 DOM
6. 2026-06-13
   days on market $150,000 Active 64 DOM
7. 2026-06-13
   days on market $150,000 Active 63 DOM
8. 2026-06-09
   days on market $150,000 Active 60 DOM
9. 2026-06-08
   days on market $150,000 Active 59 DOM
10. 2026-06-07
    days on market $150,000 Active 58 DOM
11. 2026-06-05
    days on market $150,000 Active 55 DOM
12. 2026-06-03
    days on market $150,000 Active 54 DOM
13. 2026-06-02
    days on market $150,000 Active 53 DOM
14. 2026-06-01
    days on market $150,000 Active 52 DOM
15. 2026-05-31
    days on market $150,000 Active 51 DOM
16. 2026-04-10
    listed $150,000 Active 121-char remark

    Show marketing remark (121 chars)

    This is a tax foreclosed property. Offers reviewed upon receipt - no waiting period. Owner-Occupants will be prioritized.

17. 2026-03-04
    historical 315-char remark

    Show marketing remark (315 chars)

    City Tax Foreclosure - 4BR/1BA Bungalow w/ 1,232 sq. feet and more. City Scope of Essential Work is $207,000. Total scope of work is $222,000. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Bring flashlights & use caution when entering.

18. 2026-01-16
    price $15,000 315-char remark

    Show marketing remark (315 chars)

    City Tax Foreclosure - 4BR/1BA Bungalow w/ 1,232 sq. feet and more. City Scope of Essential Work is $207,000. Total scope of work is $222,000. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Bring flashlights & use caution when entering.

19. 2025-09-30
    historical

    Show marketing remark (315 chars)

    City Tax Foreclosure - 4BR/1BA Bungalow w/ 1,232 sq. feet and more. City Scope of Essential Work is $207,000. Total scope of work is $222,000. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Bring flashlights & use caution when entering.

20. 2025-09-30
    listed $24,600 Active 315-char remark

    Show marketing remark (315 chars)

    City Tax Foreclosure - 4BR/1BA Bungalow w/ 1,232 sq. feet and more. City Scope of Essential Work is $207,000. Total scope of work is $222,000. Room and lot sizes are estimates & all information should be verified. Property being sold in 'as-is' condition. Bring flashlights & use caution when entering.

21. 2025-08-29
    listed $24,600 Active
22. 2013-02-08
    historical
23. 2013-02-08
    listed $29,900
24. 2013-01-31
    listed $59,900
25. 2013-01-31
    historical
26. 2013-01-26
    historical
27. 2013-01-26
    listed $8,900
28. 2010-08-09
    soldstatus $10,000
29. 1980-07-01
    soldstatus $27,600

ⓘ 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: $2,201 · $183/mo
• Projected year-2 tax: $2,488 · $207/mo
• Expected delta: +$287/yr (+$24/mo · 13.0%)

ⓘ 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 ≥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: $16,788
• − Mortgage interest: −$8,402
• − Property taxes: −$2,201
• − Insurance: −$750
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$4,364
• Taxable loss: −$1,614
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $1,260/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): 30,345
• Household income: $46,752
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 2202.0

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 (81%)
• Race & ethnicity: Black 81% White 9% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 1%
• Foreign-born: 3% · Canada, Philippines, China
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2%

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: ▲ 1.33%
• Current HPI: 381.0954
• Rent YoY: ▲ 7.01%
• 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

+443.5% since first listed

14 events — show timeline

• 2026-04-10 Listed $150,000 METROMLS
• 2026-03-04 Listing Removed — METROMLS
• 2026-01-16 Price Changed $15,000 METROMLS
• 2025-09-30 Listing Removed — METROMLS
• 2025-09-30 Listed $24,600 METROMLS
• 2025-08-29 Listed $24,600 METROMLS
• 2013-02-08 Listed $29,900 METROMLS
• 2013-02-08 Listing Removed — METROMLS
• 2013-01-31 Listing Removed — METROMLS
• 2013-01-31 Listed $59,900 METROMLS
• 2013-01-26 Listed $8,900 METROMLS
• 2013-01-26 Listing Removed — METROMLS
• 2010-08-09 Sold (MLS) $10,000 METROMLS
• 1980-07-01 Sold (Public Records) $27,600 Public Records

Property tax history

+8.5%/yr

Latest (2024): $2,201 · +120.3% YoY. Source: county tax records.