7711 N 60th St Unit 101A · Milwaukee, WI 53223

$69,000

2 bd · 2.0 ba · 1,003 sqft · Condo · 8 Days on market

Built 1972 Good condition $350/mo HOA · 26% of rent

---

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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Fixer Upper 2 bed 2 bath 1st floor unit condo. Tenant of 12 years just moved out and this unit needs refreshing. This is cash only sale due its condition. Condo featuring large living & dining area, galley style kitchen with appliances, artificial fire place in living room, huge walking closet in master bedroom, spacious second bedroom and 2 full baths, central air, private storage in basement, 1 assigned space outside and 1 space assigned in detached garage. Small pets permitted for owner occupants. HOA allows units to be rented with proper minimum 6month-1 year lease. Similar units rent between $1200-$1300. Note: all room sizes have been estimated. Buyer will be responsible for HOA capital contribution fee of $700. Seller will not make any repairs.

Key facts

• New carpet
• Private storage
• New lvp flooring

Tags

• NEW CARPET
• NEW LVP FLOORING
• S S APPLIANCES
• PRIVATE STORAGE
• CENTRAL AIR
• NEW BLINDS

Property features AI

Finance

• Other: Building contains 8 units; 120 units in the association; Zoning: RM1 Residential
• HOA & community: Condo fee: $350 monthly; Condominium name: The Chalet; Pets permitted

Exterior

• Parking: Assigned parking space (1); Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Condo; 2-story building; Unit type: 1 story
• Construction: Year built: Other — see remarks
• Exterior features: Patio/porch; Brick, brick/stone and vinyl exterior

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Kitchen on main level — 9 x 8
• Bedrooms: Master bedroom (Main) — 14 x 12; Bedroom 2 (Main) — 14 x 11
• Bathrooms: 2 full bathrooms; Master bathroom with walk-in shower; Ceramic tile; Tub-only option
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Storage lockers; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 10.3% 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: 46 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $477 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $19k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.94% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $3,597
• Equity at exit: $10,288

10-year hold

• IRR: 14.5%
• Equity multiple: 2.18×
• Total profit: $22,813
• Equity at exit: $5,966

Cash invested: $19,320 (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 53223

• Home prices YoY: -27.7%
• Active inventory: 46
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$350
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $228

Break-even live

Break-even rent $1,047

Max offer price $69,000

Occupancy floor 78%

Sensitivity live

Price	-10% $276	-5% $252	+0% $228	+5% $204	+10% $181
Rent	-10% $123	-5% $176	+0% $228	+5% $281	+10% $334
Rate	-1.0pp $263	-0.5pp $246	base $228	+0.5pp $210	+1.0pp $192

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 W Port Ave Apt 203H Milwaukee, WI	1.0	1.0	725	$995	$1.37	45d	1	0.04mi
6401 W Bradley Rd Milwaukee, WI	1.0–3.0	1.0–2.5	882	$1,475	$1.67	3d	2	0.39mi
5005 W Bradley Rd Milwaukee, WI	2.0	1.0	1149	$1,299	$1.13	45d	1	0.73mi
5005 W Bradley Rd Milwaukee, WI	2.0	1.0	1064	$1,299	$1.22	16d	2	0.73mi
5829 W Helena St Milwaukee, WI	3.0	2.0	1212	$2,200	$1.82	12d	1	0.82mi
5401 W Presidio Ln Milwaukee, WI	2.0	2.0	1200	$1,685	$1.40	3d	13	0.88mi
7290 W Dean Rd Milwaukee, WI	2.0	1.0–1.5	625	$1,545	$2.47	3d	8	1.12mi
7300 W Dean Rd Milwaukee, WI	1.0–2.0	1.0–1.5	850	$1,545	$1.82	4d	8	1.23mi
6762 N 52nd St Milwaukee, WI	2.0	2.0	1309	$1,500	$1.15	16d	1	1.29mi
6951 N 76th St Apt 112 Milwaukee, WI	2.0	1.0	1025	$1,100	$1.07	25d	1	1.35mi
7601 W Donna Ct #1 Milwaukee, WI	2.0	1.5	872	$1,250	$1.43	25d	1	1.36mi
4127 W Kiley Ave Unit A Milwaukee, WI	3.0	1.0	1025	$1,250	$1.22	45d	1	1.44mi
6535 N 58th St Milwaukee, WI	2.0	1.0	962	$1,195	$1.24	18d	1	1.47mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-04
   status Pending 768-char remark
2. 2026-04-25
   listed $69,000 Active 768-char remark
3. 2026-04-02
   historical 781-char remark

   Show marketing remark (781 chars)

   Welcome to the Fixer Upper 2 bed 2 bath 1st floor unit condo. Tenant of 12 years just moved out and this unit needs refreshing. This is cash only sale due its condition. Condo featuring large living & dining area, galley style kitchen with appliances, artificial fire place in living room, huge walking closet in master bedroom, spacious second bedroom and 2 full baths, central air, private storage in basement, 1 assigned space outside and 1 space assigned in detached garage. Small pets permitted for owner occupants. HOA allows units to be rented with proper minimum 6month-1 year lease. Similar units rent between $1200-$1300. Note: all room sizes have been estimated. Buyer will be responsible for HOA capital contribution fee of $700. Seller will not make any repairs.

4. 2026-03-29
   listed $59,995 Active 781-char remark

   Show marketing remark (781 chars)

   Welcome to the Fixer Upper 2 bed 2 bath 1st floor unit condo. Tenant of 12 years just moved out and this unit needs refreshing. This is cash only sale due its condition. Condo featuring large living & dining area, galley style kitchen with appliances, artificial fire place in living room, huge walking closet in master bedroom, spacious second bedroom and 2 full baths, central air, private storage in basement, 1 assigned space outside and 1 space assigned in detached garage. Small pets permitted for owner occupants. HOA allows units to be rented with proper minimum 6month-1 year lease. Similar units rent between $1200-$1300. Note: all room sizes have been estimated. Buyer will be responsible for HOA capital contribution fee of $700. Seller will not make any repairs.

ⓘ 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 ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,028
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − HOA: −$4,200
• − Depreciation: −$2,007
• Taxable income: $2,011
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $2,257/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bathroom condo has been refreshed with new flooring and paint, making it move-in ready for rental or resale. However, exterior improvements and HVAC replacement could further enhance its value.

Value-add opportunities

• Both Paint exterior and replace siding — Enhances curb appeal and overall condition
• Both Replace windows — Improves energy efficiency and aesthetics
• Both Replace HVAC system — Ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and replace siding — Enhances curb appeal and overall condition ↑
• Both Replace windows — Improves energy efficiency and aesthetics ↑
• Both Replace HVAC system — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,793
• Household income: $60,839
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1084.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 57% White 29% Asian 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Portuguese 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Other Asian/Pacific 4% Spanish 2% French/Haitian/Cajun 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: ▼ -108.51%
• Current HPI: 283.4147
• Rent YoY: —
• 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

+15.0% since first listed

5 events — show timeline

• 2026-05-29 Sold (MLS) $69,000 METROMLS
• 2026-05-04 Pending — METROMLS
• 2026-04-25 Listed $69,000 METROMLS
• 2026-04-02 Listing Removed — METROMLS
• 2026-03-29 Listed $59,995 METROMLS