4633 N Sherman Blvd · Milwaukee, WI 53209

$95,900

2 bd · 1.0 ba · 741 sqft · SingleFamily public records · 56 Days on market

Built 1951 5,227 sqft lot Est $111k · 14% under

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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 +21.7/30.0
• ARV discount +13.7/15.0
• DSCR +6.9/10.0
• 1% rule +6.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Come see this inviting 2 bedroom brick ranch that is full of charm and potential. Inside, you'll find a nicely sized eat-in kitchen with plenty of room for everyday meals; stove and refrigerator are included. The home offers a comfortable floor plan ready for your personal style and updates. A side driveway leads to a 1.5-car garage, and the fenced-in yard provides great space for pets, play, or relaxing outdoors. Recent improvements include a brand-new roof and a completely rebuilt furnace, offering added value and peace of mind. A well-built home with great bones--just waiting for your finishing touches. Call today to schedule your private showing!

Key facts

• Brand-new roof
• Eat-in kitchen
• Fenced-in yard

Tags

• EAT-IN KITCHEN
• FENCED-IN YARD
• BRAND-NEW ROOF
• COMPLETELY REBUILT FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+8.6%/yr); 168 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $96k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,023 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $111,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4633 N Sherman Blvd	0.00mi	2/1.0	741 (0%)	1mo	$88,500	$119	99
4224 W Peck Pl	0.07mi	2/1.0	744 (+0%)	2mo	$64,820	$87	95
4623 N 38th St	0.33mi	2/1.0	744 (+0%)	2mo	$119,900	$161	82
4337 N 42nd Pl	0.38mi	2/1.0	698 (-6%)	2mo	$126,900	$182	71
4440 N 41st St	0.30mi	2/1.0	784 (+6%)	7mo	$77,200	$98	71
4663 N 48th St	0.32mi	2/1.0	672 (-9%)	2mo	$77,000	$115	68
4463 N 36th St	0.50mi	2/1.0	815 (+10%)	1mo	$99,000	$121	60
4302 N 36th St	0.63mi	2/1.0	667 (-10%)	0mo	$100,000	$150	54
5035 N 42nd St	0.53mi	3/1.0 (+1)	796 (+7%)	9mo	$165,000	$207	50
4868 N 52nd St	0.60mi	2/1.0	850 (+15%)	2mo	$145,605	$171	46
4910 N 53rd St	0.68mi	2/1.0	814 (+10%)	8mo	$70,000	$86	45
5147 N 38th St	0.73mi	2/1.0	667 (-10%)	9mo	$110,000	$165	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-513
• Equity at exit: $14,299

10-year hold

• IRR: 13.9%
• Equity multiple: 2.38×
• Total profit: $37,107
• Equity at exit: $8,292

Cash invested: $26,852 (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 53209

• Rents YoY: 8.6%
• Active inventory: 168
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,051 high
• Mortgage (P&I): −$503
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $148

Break-even live

Break-even rent $863

Max offer price $95,900

Occupancy floor 81%

Sensitivity live

Price	-10% $203	-5% $175	+0% $148	+5% $121	+10% $94
Rent	-10% $65	-5% $107	+0% $148	+5% $190	+10% $231
Rate	-1.0pp $197	-0.5pp $173	base $148	+0.5pp $123	+1.0pp $98

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4572 N 38th St Unit 2 Milwaukee, WI	2.0	1.0	600	$950	$1.58	44d	1	0.36mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	24d	1	0.45mi
4603 N 29th St Unit 3 Milwaukee, WI	1.0	1.0	510	$750	$1.47	24d	1	0.89mi
3925 N 41st St Unit 2 Milwaukee, WI	1.0	1.0	700	$845	$1.21	24d	1	0.93mi
3901 N 27th St Unit 3907 Milwaukee, WI	2.0	1.0	715	$895	$1.25	24d	1	1.40mi

Listing history 3 events

1. 2026-04-16
   status Pending
2. 2026-02-19
   listed $95,900 Active
3. 1989-08-01
   soldstatus $29,000

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: +$53/yr (+$4/mo · 3.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 48% 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: $12,611
• − Mortgage interest: −$5,372
• − Property taxes: −$1,668
• − Insurance: −$480
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,790
• Taxable income: $283
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $1,712/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): 45,170
• Household income: $48,486
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3390.0

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 (66%)
• Race & ethnicity: Black 66% White 22% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Portuguese 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -194.98%
• Current HPI: 172.4275
• Rent YoY: ▲ 8.61%
• 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

+230.7% since first listed

3 events — show timeline

• 2026-04-16 Pending — METROMLS
• 2026-02-19 Listed $95,900 METROMLS
• 1989-08-01 Sold (Public Records) $29,000 Public Records

Property tax history

+6.4%/yr

Latest (2024): $1,668 · +23.8% YoY. Source: county tax records.