3402 N 36th St · Milwaukee, WI 53216

$129,900

3 bd · 2.0 ba · 1,594 sqft · MultiFamily public records · 18 Days on market

Built 1925 4,356 sqft lot Est $110k · 18% over

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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
• Appreciation +5.7/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

2/2 duplex offering a great opportunity for both investors and owner occupants looking to put in some sweat equity. Each unit features 2 bedrooms and 1 full bath with functional layouts and strong rental appeal. Located in Milwaukee's Roosevelt Grove neighborhood, the property is just minutes from Sherman Park, Washington High School, and the Midtown Center, providing convenient access to shopping, dining, and everyday essentials. Nearby Fond du Lac Ave and Capitol Dr offer easy access to public transit and major city routes, while local parks and community spaces add to the neighborhood's appeal.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1925

Tags

• ROOSEVELT GROVE NEIGHBORHOOD
• MINUTES FROM SHERMAN PARK
• EASY ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: Detached 2-car garage (2 garage parking spaces total)
• Utilities: Municipal water; Municipal sewer; 2 electric meters; 2 gas meters
• Home design: 2-story duplex; Multi-family property; Zoning: RT2; Information source for year built: Assessor/Public Record
• Construction: Basement: full, block
• Exterior features: Aluminum/steel and wood exterior; Other exterior materials noted; Lot under 1/2 acre

Interior

• Kitchen: Unit 2 kitchen on upper level (approx. 12 x 9)
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms (master and second bedroom on upper level)
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath
• Interior features: Full basement with block construction
• Laundry & utility: Separate meters: 2 electric meters and 2 gas meters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive. Per door: $387/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).
• At $2,085/mo this rent would consume 54% of the median local household income ($47k/yr) (locally 2202% 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 $3k of equity ($898 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.61% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.56%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $109,986
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3233 W Auer Ave	0.35mi	4/2.0 (+1)	1,657 (+4%)	1mo	$78,500	$47	71
3205 N 35th St	0.28mi	3/2.0	1,723 (+8%)	8mo	$119,000	$69	66
3259 N 35th St	0.20mi	4/2.0 (+1)	1,773 (+11%)	3mo	$185,000	$104	64
3367 N 36th St	0.05mi	4/2.0 (+1)	1,787 (+12%)	11mo	$100,000	$56	63
3260 N 34th St Unit 3260A	0.23mi	4/2.0 (+1)	1,776 (+11%)	2mo	$86,000	$48	63
3955 N 30th St #3957	0.63mi	4/2.0 (+1)	1,568 (-2%)	1mo	$190,000	$121	62
3223 N 36th St	0.26mi	4/2.0 (+1)	1,731 (+9%)	11mo	$90,000	$52	59
3529 N 25th St	0.67mi	4/2.0 (+1)	1,678 (+5%)	8mo	$125,000	$74	48
3350 N 25th St Unit 3350A	0.70mi	4/2.0 (+1)	1,694 (+6%)	8mo	$79,000	$47	45
2972 N 28th St	0.75mi	4/2.0 (+1)	1,757 (+10%)	0mo	$141,806	$81	43
2450 W Keefe Ave #2452	0.73mi	3/2.0	1,831 (+15%)	1mo	$35,000	$19	40
3291 N 28th St	0.50mi	4/2.0 (+1)	1,819 (+14%)	14mo	$164,000	$90	36

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: 31.8%
• Equity multiple: 2.72×
• Total profit: $62,645
• Equity at exit: $46,579

10-year hold

• IRR: 36.0%
• Equity multiple: 6.06×
• Total profit: $184,183
• Equity at exit: $63,665

Cash invested: $36,372 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$681
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $775

Break-even live

Break-even rent $1,104

Max offer price $129,900

Occupancy floor 58%

Sensitivity live

Price	-10% $848	-5% $812	+0% $775	+5% $738	+10% $701
Rent	-10% $610	-5% $692	+0% $775	+5% $857	+10% $940
Rate	-1.0pp $840	-0.5pp $808	base $775	+0.5pp $741	+1.0pp $707

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,084
Total (2 units)			$2,085

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3606 N 41st St Unit 3608 Milwaukee, WI	2.0	1.0	1095	$975	$0.89	44d	1	0.35mi
3148 N 39th St Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.37mi
3124 N 33rd St Milwaukee, WI	2.0	1.0	1200	$1,200	$1.00	44d	1	0.39mi
2821 W Concordia Ave Milwaukee, WI	3.0	1.5	1098	$1,595	$1.45	3d	1	0.47mi
3122 N 42nd St Milwaukee, WI	3.0	1.0	1323	$1,495	$1.13	5d	1	0.52mi
3123 N 42nd St Milwaukee, WI	4.0	1.0	1500	$1,700	$1.13	24d	1	0.54mi
3388 N 27th St Unit 3388 Front House Milwaukee, WI	4.0	1.0	1212	$1,550	$1.28	5d	1	0.56mi
2931 W Chambers St Milwaukee, WI	2.0	1.0	1400	$1,050	$0.75	24d	1	0.65mi
3925 N 42nd St Milwaukee, WI	3.0	1.0	1300	$1,675	$1.29	44d	1	0.65mi
2870 N 29th St #2872 Milwaukee, WI	3.0	1.0	1300	$1,250	$0.96	44d	1	0.80mi
3100 W Center St Milwaukee, WI	3.0	2.0	1174	$1,531	$1.30	2d	1	0.93mi
3066 N 49th St Unit 3066-5 Milwaukee, WI	2.0	1.0	1100	$950	$0.86	44d	1	0.94mi
2106A W Keefe Ave Unit 2106 Lower Milwaukee, WI	3.0	1.0	1300	$1,100	$0.85	18d	1	0.98mi
2976 N 49th St Milwaukee, WI	3.0	1.0	1700	$1,300	$0.76	18d	1	0.99mi
2765 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1125	$1,200	$1.07	5d	1	1.00mi
2765 N 26th St Unit 2 Milwaukee, WI	2.0	1.0	1100	$1,100	$1.00	5d	1	1.00mi
2842 N 47th St Milwaukee, WI	2.0	1.0	1500	$1,100	$0.73	44d	1	1.01mi
2713 N 44th St Milwaukee, WI	3.0	1.0	1450	$1,350	$0.93	44d	1	1.04mi
3155 N 52nd St Milwaukee, WI	3.0	2.0	1300	$1,400	$1.08	44d	1	1.10mi
2841 N 49th St Milwaukee, WI	2.0	1.0	1237	$1,098	$0.89	44d	1	1.12mi
3629 N 53rd St Unit (Downstairs) Milwaukee, WI	2.0	1.0	1600	$1,275	$0.80	44d	1	1.13mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	18d	1	1.14mi
4355 N 28th St Milwaukee, WI	2.0	1.0	1118	$975	$0.87	22d	1	1.17mi
4139 N 50th St Milwaukee, WI	3.0	1.0	1275	$1,600	$1.25	44d	1	1.22mi
2116 W Atkinson Ave Unit A Milwaukee, WI	4.0	1.0	1707	$2,000	$1.17	2d	1	1.23mi
3957-3959 N 53rd St Unit 3957 Milwaukee, WI	2.0	1.0	1910	$1,050	$0.55	24d	1	1.25mi
2502 N 45th St Milwaukee, WI	2.0	1.0	1949	$1,050	$0.54	17d	1	1.29mi
2613 N 48th St Unit 2 Milwaukee, WI	2.0	1.0	1150	$1,250	$1.09	24d	1	1.29mi
2403-2405 N 39th St Unit 2403 Lower Milwaukee, WI	3.0	1.0	1200	$995	$0.83	11d	1	1.29mi
2403-2405 N 39th St Unit 2405 Upper Milwaukee, WI	3.0	1.0	1141	$995	$0.87	11d	1	1.29mi
2947 N 54th St #2945 Milwaukee, WI	2.0	1.0	1244	$1,050	$0.84	15d	1	1.31mi
2629 N 49th St Milwaukee, WI	3.0	1.0	1200	$1,350	$1.12	44d	1	1.31mi
2308 W Clarke St Milwaukee, WI	4.0	2.0	1545	$1,750	$1.13	24d	1	1.31mi
3416 N 17th St Unit 1 Milwaukee, WI	3.0	1.0	1200	$1,100	$0.92	44d	1	1.32mi
2629 N 50th St Unit Upper Milwaukee, WI	3.0	1.0	1258	$1,375	$1.09	4d	1	1.36mi
3747 N 16th St Milwaukee, WI	2.0	1.0	1200	$875	$0.73	44d	1	1.40mi
3012 N 57th St Unit Lower Milwaukee, WI	3.0	1.0	1130	$1,398	$1.24	5d	1	1.40mi
2251 N 41st St Unit Lower Milwaukee, WI	3.0	1.0	1187	$1,198	$1.01	15d	1	1.47mi

Listing history 12 events

1. 2026-06-21
   days on market $129,900 Active 18 DOM
2. 2026-06-18
   days on market $129,900 Active 15 DOM
3. 2026-06-17
   days on market $129,900 Active 14 DOM
4. 2026-06-16
   days on market $129,900 Active 13 DOM
5. 2026-06-15
   days on market $129,900 Active 12 DOM
6. 2026-06-13
   days on market $129,900 Active 10 DOM
7. 2026-06-13
   days on market $129,900 Active 9 DOM
8. 2026-06-09
   days on market $129,900 Active 6 DOM
9. 2026-06-08
   days on market $129,900 Active 5 DOM
10. 2026-06-07
    days on market $129,900 Active 4 DOM
11. 2026-06-05
    remarks 576-char remark
12. 2026-06-05
    listed $129,900 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: $1,644 · $137/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$380/yr (+$32/mo · 23.1%)

ⓘ 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: $25,020
• − Mortgage interest: −$7,276
• − Property taxes: −$1,644
• − Insurance: −$650
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$3,779
• Taxable income: $7,668
• Est. tax owed @ 24.0%: −$1,840
• After-tax cash flow: $7,458/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

+93.0% since first listed

31 events — show timeline

• 2026-06-03 Listed $129,900 METROMLS
• 2026-04-27 Listing Removed — METROMLS
• 2026-04-24 Listed $129,900 METROMLS
• 2025-07-20 Listing Removed — METROMLS
• 2025-06-27 Listed $159,900 METROMLS
• 2025-02-26 Listing Removed — METROMLS
• 2025-02-12 Listed $145,900 METROMLS
• 2024-08-14 Listing Removed — METROMLS
• 2024-04-17 Listing Removed — METROMLS
• 2024-04-17 Listed $115,000 METROMLS
• 2023-10-13 Listed $115,000 METROMLS
• 2023-09-01 Listing Removed — METROMLS
• 2023-02-24 Sold (Public Records) $555,000 Public Records
• 2023-02-22 Listed $99,000 METROMLS
• 2019-11-18 Sold (Public Records) $40,000 Public Records
• 2019-11-01 Listing Removed — METROMLS
• 2019-09-26 Contingent — METROMLS
• 2019-07-27 Listed $45,000 METROMLS
• 2017-04-05 Sold (Public Records) $40,000 Public Records
• 2017-03-15 Sold (MLS) $40,000 METROMLS
• 2017-01-16 Pending — METROMLS
• 2017-01-12 Listed $54,900 METROMLS
• 2014-03-14 Listed $14,000 METROMLS
• 2014-03-14 Listing Removed — METROMLS
• 2014-03-07 Sold (MLS) $10,000 METROMLS
• 2012-10-09 Listed $44,500 METROMLS
• 2012-10-09 Listing Removed — METROMLS
• 2008-11-25 Sold (Public Records) $85,000 Public Records
• 2008-04-04 Sold (MLS) $40,000 METROMLS
• 2005-09-19 Sold (Public Records) $99,000 Public Records
• 2002-05-28 Sold (Public Records) $67,300 Public Records

Property tax history

-2.9%/yr

Latest (2024): $1,644 · +27.5% YoY. Source: county tax records.