9020 W Hawthorne Ave · Milwaukee, WI 53226

$239,900

3 bd · 1.0 ba · 1,338 sqft · SingleFamily public records · 37 Days on market

Built 1951 6,534 sqft lot $179/sqft · 22% below area Est $307k · 22% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A drive-by will whet your appetite! On this corner lot lies a 3 bedroom, 1 bath stairless ranch with 2.5 garage, mature trees, lots of storage & generous sized rooms. This home features a security system, NFP, 3 season room & is freshly painted in & out. Many updates! Home warranty included. Put on your sunglasses. .. this one sparkles!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Detached 2-car garage with opener; Approximately 2.5 garage parking spaces
• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: Single-family, 1-story home; Information source for year built: Assessor/Public Record; Zoning RS6
• Construction: Wood construction
• Exterior features: Wood exterior; Lot less than 1/2 acre (approx. 0.15 acre)

Interior

• Kitchen: Kitchen on main level (12 x 9); Dishwasher; Garbage disposal; Oven/Range; Refrigerator
• Bedrooms: Master bedroom on main level (12 x 11); Bedroom 2 on main level (11 x 10); Bedroom 3 on main level (10 x 9)
• Bathrooms: One full bathroom with tub/shower over tub and ceramic tile
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cable/satellite available; Three season room (15 x 7); Living room (19 x 12); Dining room (12 x 11)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (19.4% below list).
• Recommended offer: $193k (19.4% below list) — sets the bar for 1% rule.

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 (+3.3%/yr); 36 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,257 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 10.3

CMA / ARV

• ARV (median comp): $306,801
• List price: $239,900
• Delta: -21.81%
• 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
9020 W Hawthorne Ave	0.00mi	3/1.0	1,338 (0%)	0mo	$290,000	$217	100
9034 W Mt Vernon Ave	0.20mi	3/2.0	1,377 (+3%)	0mo	$405,000	$294	81
210 N 90th St	0.16mi	3/2.0	1,410 (+5%)	1mo	$387,500	$275	79
610 N 99th St	0.69mi	3/1.0	1,332 (-0%)	0mo	$350,000	$263	66
236 N 90th St	0.20mi	4/2.0 (+1)	1,461 (+9%)	0mo	$327,000	$224	66
8628 Glencoe Cir	0.33mi	3/1.5	1,212 (-9%)	1mo	$430,000	$355	66
505 Pleasant View St	0.39mi	2/1.0 (-1)	1,481 (+11%)	0mo	$330,000	$223	58
606 S 94th Pl	0.49mi	3/1.5	1,200 (-10%)	0mo	$290,000	$242	57
170 S 80th St	0.66mi	3/1.5	1,425 (+6%)	2mo	$340,000	$239	54
8724 W Mcmyron St	0.62mi	3/2.0	1,184 (-12%)	2mo	$330,000	$279	46
656 N 99th St	0.73mi	3/2.0	1,190 (-11%)	2mo	$350,000	$294	42
331 S 80th St	0.68mi	3/2.0	1,138 (-15%)	1mo	$326,000	$286	39

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-49,779
• Equity at exit: $35,770

10-year hold

• IRR: -14.3%
• Equity multiple: 0.17×
• Total profit: $-55,785
• Equity at exit: $20,742

Cash invested: $67,172 (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 53226

• Rents YoY: 3.3%
• Active inventory: 36
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$349 /mo · $4,186/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-180

Break-even live

Break-even rent $2,161

Max offer price $208,085

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 N 90th St Milwaukee, WI	3.0	1.5	1500	$2,200	$1.47	14d	1	0.09mi
9101 W Dixon St Milwaukee, WI	2.0	2.0	1100	$1,545	$1.40	4d	1	0.17mi
8041 W Bluemound Rd Milwaukee, WI	1.0–2.0	1.0–2.0	844	$2,300	$2.73	1d	3	0.62mi
812 S 87th St Milwaukee, WI	2.0	1.0	979	$1,500	$1.53	3d	1	0.67mi
10300 W Bluemound Rd Milwaukee, WI	1.0–2.0	1.0–1.5	771	$2,300	$2.98	1d	3	0.85mi
1427 S 86th St West Allis, WI	3.0	1.0	998	$1,399	$1.40	12d	1	1.15mi
7135 W Bluemound Rd Unit 7135 Milwaukee, WI	2.0	1.0	950	$1,350	$1.42	20d	1	1.19mi
7930 Harwood Ave Wauwatosa, WI	1.0–2.0	1.0–2.0	1050	$1,765	$1.68	1d	4	1.27mi
1482 S 84th St Milwaukee, WI	1.0–2.0	1.0–2.0	1082	$2,500	$2.31	1d	32	1.28mi
1461 S 98th St Unit 1491-207 Milwaukee, WI	2.0	2.0	1200	$1,375	$1.15	3d	1	1.28mi
1501 S 84th St Unit 8405 Upper West Allis, WI	2.0	1.0	950	$1,195	$1.26	3d	1	1.30mi
1467 S 78th St Milwaukee, WI	2.0	1.0	1000	$1,500	$1.50	12d	1	1.40mi

Listing history 13 events

1. 2026-06-08
   statusdays on market $239,900 Pending 37 DOM
2. 2026-06-07
   days on market $239,900 Contingent 36 DOM
3. 2026-06-05
   days on market $239,900 Contingent 33 DOM
4. 2026-06-03
   days on market $239,900 Contingent 32 DOM
5. 2026-06-02
   days on market $239,900 Contingent 31 DOM
6. 2026-06-01
   days on market $239,900 Contingent 30 DOM
7. 2026-05-31
   days on market $239,900 Contingent 29 DOM
8. 2026-05-09
   historical Contingent 829-char remark
9. 2026-05-02
   listed $239,900 Active 829-char remark
10. 2026-04-30
    historical $239,900 829-char remark
11. 2005-08-29
    soldstatus $163,900 356-char remark

    Show marketing remark (356 chars)

    A drive-by will whet your appetite! On this corner lot lies a 3 bedroom, 1 bath stairless ranch with 2.5 garage, mature trees, lots of storage & generous sized rooms. This home features a security system, NFP, 3 season room & is freshly painted in & out. Many updates! Home warranty included. Put on your sunglasses. .. this one sparkles!

12. 1994-11-01
    soldstatus $95,000
13. 1993-05-01
    soldstatus $83,900

ⓘ 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: $4,186 · $349/mo
• Projected year-2 tax: $4,312 · $359/mo
• Expected delta: +$126/yr (+$11/mo · 3.0%)

ⓘ 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 ≥101°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: $23,191
• − Mortgage interest: −$13,438
• − Property taxes: −$4,186
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$6,979
• Taxable loss: −$6,322
• Est. tax savings @ 24.0%: +$1,517
• After-tax cash flow: $-644/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): 18,908
• Household income: $93,132
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 580.0

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 White (79%)
• Race & ethnicity: White 79% Black 7% Hispanic / Latino 5% Asian 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 10% Portuguese 4% Lithuanian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Chinese 1% 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: ▼ -227.28%
• Current HPI: 253.6781
• Rent YoY: ▲ 3.26%
• 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

+245.6% since first listed

8 events — show timeline

• 2026-06-09 Sold (MLS) $290,000 METROMLS
• 2026-06-08 Pending — METROMLS
• 2026-05-09 Contingent — METROMLS
• 2026-05-02 Listed $239,900 METROMLS
• 2026-04-30 Coming Soon $239,900 METROMLS
• 2005-08-29 Sold (MLS) $163,900 METROMLS
• 1994-11-01 Sold (Public Records) $95,000 Public Records
• 1993-05-01 Sold (Public Records) $83,900 Public Records

Property tax history

+0.2%/yr

Latest (2024): $4,186 · +10.0% YoY. Source: county tax records.