4321 N 35th St · Milwaukee, WI 53216

$89,900

2 bd · 1.0 ba · 667 sqft · SingleFamily public records · 4 Days on market

Built 1947 4,356 sqft lot Est $79k · 13% over

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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).

• Cash flow +14.1/30.0
• Appreciation +5.7/10.0
• 1% rule +5.4/10.0
• DSCR +4.3/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Schools +1.2/10.0

Listing remarks

Discover the potential in this solid home! Whether you're an investor or a buyer looking to build equity, this property offers an excellent opportunity with instant upside. Featuring strong bones and plenty of potential, it's ready for your personal updates and improvements. Conveniently located near shopping, dining, parks, and major commuter routes. Property is being sold AS-IS and will not qualify for FHA financing. Don't miss your chance to unlock the value and make this home your own!Simple and efficient, owner occupied or investment.

Key facts

• Near dining
• Near shopping
• Strong bones

Tags

• STRONG BONES
• CONVENIENTLY LOCATED
• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS
• NEAR MAJOR COMMUTER ROUTES

Property features AI

Exterior

• Parking: Detached 1-car garage; Approximately 1.5 garage parking spaces (total)
• Utilities: Municipal water; Municipal sewer
• Home design: Single-family, one-story home; Residential zoning
• Construction: Less than 1/2 acre lot (about 0.1 acre)
• Exterior features: Aluminum and vinyl exterior

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Main-level master bedroom, approximately 10 x 10; Main-level second bedroom, approximately 10 x 9
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Electric and natural gas fuel
• Interior features: Full block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $13 ($160/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $90k).
• Cap rate 6.5% vs local median 5.1% in Milwaukee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,017 units permitted in Milwaukee County in 2024 (803 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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 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: 1.04% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $79,373
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4302 N 36th St	0.04mi	2/1.0	667 (0%)	0mo	$100,000	$150	98
4337 N 42nd Pl	0.46mi	2/1.0	698 (+5%)	2mo	$126,900	$182	69
4700 N 36th St	0.47mi	2/1.0	667 (0%)	12mo	$66,000	$99	68
4348 N 30th St	0.35mi	2/1.0	710 (+6%)	9mo	$109,000	$154	65
4238 N 42nd Pl	0.45mi	2/1.0	688 (+3%)	12mo	$84,000	$122	64
4233 N 42nd Pl	0.47mi	2/1.0	688 (+3%)	12mo	$62,500	$91	63
4623 N 38th St	0.41mi	2/1.0	744 (+12%)	2mo	$119,900	$161	60
4019 W Marion St	0.32mi	2/1.0	725 (+9%)	20mo	$69,000	$95	54
4224 W Peck Pl	0.60mi	2/1.0	744 (+12%)	2mo	$64,820	$87	51
4633 N Sherman Blvd	0.64mi	2/1.0	741 (+11%)	1mo	$88,500	$119	51
3105 W Glendale Ave	0.42mi	2/1.0	725 (+9%)	19mo	$50,000	$69	50

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: 6.0%
• Equity multiple: 1.32×
• Total profit: $8,004
• Equity at exit: $32,236

10-year hold

• IRR: 12.7%
• Equity multiple: 2.77×
• Total profit: $44,649
• Equity at exit: $44,061

Cash invested: $25,172 (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 53216

• Home prices YoY: 0.3%
• Rents YoY: 7.0%
• Active inventory: 130
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $939 high
• Mortgage (P&I): −$471
• Tax from tax record: −$220 /mo · $2,634/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $13

Break-even live

Break-even rent $922

Max offer price $89,900

Occupancy floor 94%

Sensitivity live

Price	-10% $64	-5% $39	+0% $13	+5% $-12	+10% $-38
Rent	-10% $-61	-5% $-24	+0% $13	+5% $50	+10% $87
Rate	-1.0pp $59	-0.5pp $36	base $13	+0.5pp $-10	+1.0pp $-34

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	45d	1	0.35mi
4651 N 36th St #4 Milwaukee, WI	2.0	1.0	747	$945	$1.27	24d	1	0.41mi
4603 N 29th St Unit 3 Milwaukee, WI	1.0	1.0	510	$750	$1.47	24d	1	0.52mi
3925 N 41st St Unit 2 Milwaukee, WI	1.0	1.0	700	$845	$1.21	24d	1	0.63mi
3901 N 27th St Unit 3907 Milwaukee, WI	2.0	1.0	715	$895	$1.25	24d	1	0.75mi
1917 W Atkinson Ave #4 Milwaukee, WI	1.0	1.0	496	$795	$1.60	45d	1	1.22mi
3921 N 17th St Apt 3 Milwaukee, WI	1.0	1.0	650	$800	$1.23	45d	1	1.36mi
2214-2220 W Hopkins St Unit 2214 6 Milwaukee, WI	1.0	1.0	530	$695	$1.31	45d	1	1.48mi
2214-2220 W Hopkins St Unit 2214 7 Milwaukee, WI	1.0	1.0	530	$750	$1.42	22d	1	1.48mi

Listing history 3 events

1. 2026-06-21
   days on market $89,900 Active 4 DOM
2. 2026-06-18
   remarks 545-char remark
3. 2026-06-18
   listed $89,900 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: $2,634 · $220/mo
• Projected year-2 tax: $2,634 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $11,267
• − Mortgage interest: −$5,036
• − Property taxes: −$2,634
• − Insurance: −$450
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$2,615
• Taxable loss: −$1,270
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $465/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

1 event — show timeline

• 2026-06-17 Listed $89,900 METROMLS

Property tax history

-2.8%/yr

Latest (2024): $2,634 · +12.8% YoY. Source: county tax records.