3536 N 25th St · Milwaukee, WI 53206

$84,900

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 7 Days on market

Built 1904 3,484 sqft lot Est $99k · 14% under

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Why this score? — see what drove the A 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
• ARV discount +13.8/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Come see this charming/spacious Partial Brick 4BR, 2BA Bungalow with dining room, large eat-in kitchen w/ pantry, natural woodwork, plenty of closet space, nice sized backyard and more! Don't wait call now!

Key facts

• Large backyard
• 3,484 sq ft lot
• Parking

Tags

• LARGE BACKYARD
• PARKING FOR UP TO 3 CARS

Property features AI

Finance

• Other: Inclusions: Refrigerator and stove/range; Exclusions: Seller personal property

Exterior

• Parking: 1 parking space
• Utilities: Municipal water; Municipal sewer
• Home design: Two-story single-family home; Built year listed as: Other - see remarks; Lot less than 1/2 acre (approx. 0.08 acre); Zoned residential
• Construction: Brick and vinyl construction
• Exterior features: Brick, brick/stone and vinyl exterior

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Primary bedroom on upper level (18 x 14); Bedroom 2 on main level (14 x 12); Bedroom 3 on upper level (14 x 10); Bedroom 4 on upper level (14 x 12)
• Bathrooms: Two full bathrooms; Showers over tubs
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Full basement; Living room on main level (16 x 14); Den/office on upper level (14 x 12)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 11.8% 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 (+8.3%/yr); 150 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $1,237/mo this rent would consume 51% of the median local household income ($29k/yr) (locally 2061% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k appreciation (10.0% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $19k; list at $85k implies a 347% 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 $84,900

Questions for the listing agent

1. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.77%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $98,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3741 N 25th St	0.16mi	3/2.0	1,397 (+6%)	2mo	$195,000	$140	81
3812 N 27th St	0.25mi	3/1.0	1,372 (+4%)	3mo	$79,900	$58	75
3908 N 25th St	0.34mi	3/1.0	1,179 (-10%)	1mo	$73,200	$62	62
3828 N 26th St	0.24mi	3/1.0	1,177 (-11%)	7mo	$25,000	$21	61
3840 N 18th St St	0.63mi	3/2.0	1,413 (+7%)	2mo	$120,000	$85	56
3124 N 29th St	0.57mi	3/1.0	1,270 (-4%)	9mo	$120,000	$94	56
3850 N 19th Pl	0.53mi	3/1.0	1,387 (+5%)	8mo	$90,000	$65	56
4119 N 25th St	0.60mi	3/1.0	1,269 (-4%)	9mo	$114,550	$90	55
2234 W Melvina St	0.39mi	3/1.0	1,128 (-14%)	4mo	$98,000	$87	50
3865 N 24th St	0.31mi	2/1.0 (-1)	1,150 (-13%)	9mo	$80,400	$70	48
2128 W Atkinson Ave	0.66mi	3/1.0	1,210 (-8%)	6mo	$66,000	$55	47
3830 N 18th St	0.63mi	3/1.0	1,208 (-8%)	8mo	$90,000	$75	46

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 41.7%
• Equity multiple: 4.27×
• Total profit: $77,735
• Equity at exit: $76,485

10-year hold

• IRR: 38.0%
• Equity multiple: 10.49×
• Total profit: $225,531
• Equity at exit: $164,942

Cash invested: $23,772 (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 53206

• Rents YoY: 8.3%
• Active inventory: 150
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$445
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $392

Break-even live

Break-even rent $741

Max offer price $84,900

Occupancy floor 63%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3388 N 27th St Unit 3388 Front House Milwaukee, WI	4.0	1.0	1212	$1,550	$1.28	4d	1	0.17mi
3347 N 29th St Unit 3347A Milwaukee, WI	2.0	1.0	950	$845	$0.89	14d	1	0.32mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	16d	1	0.32mi
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	1d	1	0.35mi
3911 N 20th St Unit 3913 Milwaukee, WI	2.0	1.0	950	$995	$1.05	23d	1	0.53mi
3646 N 19th St Milwaukee, WI	2.0	1.0	935	$1,100	$1.18	4d	1	0.55mi
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	43d	1	0.68mi
2116 W Atkinson Ave Unit A Milwaukee, WI	4.0	1.0	1707	$2,000	$1.17	1d	1	0.68mi
3124 N 33rd St Milwaukee, WI	2.0	1.0	1200	$1,200	$1.00	43d	1	0.70mi
4227 N 26th St Milwaukee, WI	2.0	1.0	950	$1,000	$1.05	16d	1	0.72mi
3747 N 16th St Milwaukee, WI	2.0	1.0	1200	$875	$0.73	43d	1	0.73mi
3630 W Nash St Milwaukee, WI	2.0	1.0	1000	$1,200	$1.20	23d	1	0.73mi
2931 W Chambers St Milwaukee, WI	2.0	1.0	1400	$1,050	$0.75	23d	1	0.74mi
3927-3929 N 17th St Milwaukee, WI	2.0	1.0	900	$1,195	$1.33	43d	1	0.74mi
2945 N 23rd St Milwaukee, WI	3.0	1.0	1014	$1,195	$1.18	43d	1	0.75mi
3871-3873 N 36th St Unit 3871 Milwaukee, WI	2.0	1.0	987	$950	$0.96	23d	1	0.76mi
2870 N 29th St #2872 Milwaukee, WI	3.0	1.0	1300	$1,250	$0.96	43d	1	0.84mi
2955 N 17th St Unit B UPSTAIRS Milwaukee, WI	2.0	1.0	1000	$900	$0.90	16d	1	0.89mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	21d	1	0.94mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	4d	1	0.94mi
2765 N 26th St Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	4d	1	0.95mi
3298 N 13th St Milwaukee, WI	3.0	1.0	885	$895	$1.01	43d	1	0.95mi
3606 N 41st St Unit 3608 Milwaukee, WI	2.0	1.0	1095	$975	$0.89	43d	1	0.96mi
3148 N 39th St Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	43d	1	0.96mi
3148 N 39th St Unit 1 Milwaukee, WI	2.0	1.0	1000	$1,100	$1.10	14d	1	0.97mi
2741 N 23rd St Unit 2 Milwaukee, WI	3.0	1.0	1000	$1,100	$1.10	16d	1	1.00mi
2741 N 23rd St Milwaukee, WI	3.0	1.0	900	$1,050	$1.17	14d	1	1.00mi
1326 W Burleigh St Unit 1326 Lower Milwaukee, WI	2.0	1.0	900	$825	$0.92	1d	1	1.00mi
3214 N 41st St Milwaukee, WI	2.0	1.0	900	$1,250	$1.39	43d	1	1.04mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	43d	1	1.11mi
3925 N 42nd St Milwaukee, WI	2.0	1.0	985	$1,400	$1.42	23d	1	1.11mi
3100 W Center St Milwaukee, WI	3.0	2.0	1174	$1,531	$1.30	1d	1	1.12mi
2630 N 24th St Milwaukee, WI	2.0	1.0	934	$1,450	$1.55	19d	1	1.13mi
3122 N 42nd St Milwaukee, WI	3.0	1.0	1323	$1,495	$1.13	4d	1	1.14mi
3890 N Sherman Blvd Milwaukee, WI	2.0	1.0	950	$1,100	$1.16	12d	1	1.15mi
3045 N 11th St #3047 Milwaukee, WI	3.0	1.0	1065	$1,175	$1.10	4d	1	1.16mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	23d	1	1.17mi
2308 W Clarke St Milwaukee, WI	4.0	2.0	1545	$1,750	$1.13	23d	1	1.17mi
3340 N 44th St Milwaukee, WI	2.0	1.0	900	$1,295	$1.44	12d	1	1.19mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	16d	1	1.20mi

Listing history 6 events

1. 2026-05-18
   listed $84,900 Active
2. 2013-10-17
   listed $12,000 206-char remark

   Show marketing remark (206 chars)

   Come see this charming/spacious Partial Brick 4BR, 2BA Bungalow with dining room, large eat-in kitchen w/ pantry, natural woodwork, plenty of closet space, nice sized backyard and more! Don't wait call now!

3. 2013-10-17
   historical 206-char remark

   Show marketing remark (206 chars)

   Come see this charming/spacious Partial Brick 4BR, 2BA Bungalow with dining room, large eat-in kitchen w/ pantry, natural woodwork, plenty of closet space, nice sized backyard and more! Don't wait call now!

4. 2013-02-02
   listed $77,000 346-char remark

   Show marketing remark (346 chars)

   Very nice home, large room sizes, excellent for growing family, lots of closet space, big yard and lot of potential. Big living/dining room conbo, lots of extras, Don't miss out on your opportunity to own this wonderful home. Lots of space, natural woodwork, updated windows, new furnace and much more!!!!! This is a lot of house for the price. .

5. 2013-02-02
   historical 346-char remark

   Show marketing remark (346 chars)

   Very nice home, large room sizes, excellent for growing family, lots of closet space, big yard and lot of potential. Big living/dining room conbo, lots of extras, Don't miss out on your opportunity to own this wonderful home. Lots of space, natural woodwork, updated windows, new furnace and much more!!!!! This is a lot of house for the price. .

6. 1976-07-01
   soldstatus $19,000

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,414 · $118/mo
• Expected delta: +$156/yr (+$13/mo · 12.4%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,841
• − Mortgage interest: −$4,756
• − Property taxes: −$1,258
• − Insurance: −$424
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,470
• Taxable income: $3,559
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $3,845/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): 19,887
• Household income: $29,336
• Rent vs Own: 67.8% rent · 32.2% own
• Severe rent burden: 2061.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 3% White 3% Hispanic / Latino 3%
• Common ancestry: Norwegian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 133.03%
• Current HPI: 397.7151
• Rent YoY: ▲ 8.28%
• 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

+346.8% since first listed

6 events — show timeline

• 2026-05-18 Listed $84,900 METROMLS
• 2013-10-17 Listing Removed — METROMLS
• 2013-10-17 Listed $12,000 METROMLS
• 2013-02-02 Listing Removed — METROMLS
• 2013-02-02 Listed $77,000 METROMLS
• 1976-07-01 Sold (Public Records) $19,000 Public Records

Property tax history

-13.1%/yr

Latest (2024): $1,258 · -52.6% YoY. Source: county tax records.