1718 W 18th Ct · Milwaukee, WI 53205

$110,000

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 3 Days on market

Built 1970 9,583 sqft lot Est $108k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +6.7/15.0
• Appreciation +6.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

One Party Listing - Comp purposes only.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.2% 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: 28 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,638/mo this rent would consume 62% of the median local household income ($32k/yr) (locally 636% 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 $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Milwaukee County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1970 — 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: 1.49% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.66%
• DSCR: 1.79
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $108,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1431 N 24th Pl	0.48mi	3/1.0	1,106 (+0%)	8mo	$47,900	$43	69
1912 W Mckinley Ave	0.13mi	3/1.5	1,023 (-7%)	17mo	$134,500	$131	68
2459 W Walnut St	0.57mi	3/1.0	1,108 (+0%)	4mo	$24,000	$22	68
1209 N 25th St	0.56mi	3/1.0	1,084 (-2%)	3mo	$106,000	$98	67
1931 N 20th St	0.53mi	3/1.0	1,121 (+2%)	10mo	$152,500	$136	62
1915 W Galena St	0.23mi	3/1.5	994 (-10%)	15mo	$81,000	$81	60
1437 N 26th St	0.60mi	3/1.0	1,082 (-2%)	11mo	$205,000	$189	57
1713 W Highland Ave	0.29mi	4/1.5 (+1)	1,222 (+11%)	18mo	$165,000	$135	49
1725 N 12th St	0.51mi	3/1.5	1,016 (-8%)	18mo	$59,500	$59	48
2455 W Brown St	0.72mi	3/1.0	1,152 (+4%)	16mo	$147,000	$128	44
2471 W Cherry St	0.51mi	3/1.0	953 (-14%)	9mo	$84,700	$89	44
1238 N 26th St	0.58mi	2/1.0 (-1)	940 (-15%)	11mo	$60,000	$64	32

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

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.37×
• Total profit: $42,326
• Equity at exit: $49,606

10-year hold

• IRR: 25.0%
• Equity multiple: 4.58×
• Total profit: $110,174
• Equity at exit: $76,561

Cash invested: $30,800 (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 53205

• Home prices YoY: 0.8%
• Active inventory: 28
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$577
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $453

Break-even live

Break-even rent $1,064

Max offer price $110,000

Occupancy floor 67%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1430 N 21st St Unit 2 Milwaukee, WI	2.0	1.0	1000	$975	$0.97	43d	1	0.21mi
1116 N 13th St Milwaukee, WI	3.0	1.0	1400	$1,345	$0.96	14d	1	0.40mi
2478-2480 W Juneau Ave Unit 2478 Milwaukee, WI	4.0	1.0	1375	$1,495	$1.09	23d	1	0.53mi
2125 W Kilbourn Ave Unit 15 Milwaukee, WI	2.0	1.0	800	$1,395	$1.74	43d	1	0.53mi
1303 N 10th St Milwaukee, WI	3.0	1.0–2.0	797	$2,990	$3.75	2d	26	0.53mi
1009 W Juneau Ave Unit 114 Milwaukee, WI	2.0	1.5	900	$2,350	$2.61	43d	1	0.55mi
825 N 22nd St Milwaukee, WI	2.0	1.0	675	$1,088	$1.61	4d	5	0.57mi
1239 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1300	$1,400	$1.08	43d	1	0.59mi
1239 N 26th St Unit 1 Milwaukee, WI	3.0	1.0	1300	$1,400	$1.08	44d	1	0.59mi
1235 N 26th St Milwaukee, WI	3.0	1.0	900	$950	$1.06	43d	1	0.59mi
936 N 25th St Unit 1 Milwaukee, WI	2.0	1.0	900	$1,338	$1.49	43d	1	0.61mi
901 W Winnebago St Milwaukee, WI	1.0–3.0	1.0–2.0	1359	$2,629	$1.93	2d	10	0.61mi
2610 W Juneau Ave Unit 2610 Milwaukee, WI	3.0	1.0	893	$1,400	$1.57	23d	1	0.61mi
1125 N 9th St Unit 111 Milwaukee, WI	2.0	1.0	735	$1,550	$2.11	43d	1	0.63mi
1125 N 9th St Unit 1379036P Milwaukee, WI	2.0	1.0	731	$3,063	$4.19	23d	1	0.63mi
1125 N 9th St Unit 1379032P Milwaukee, WI	2.0	1.0	731	$2,975	$4.07	2d	1	0.64mi
1125 N 9th St Unit 1379037P Milwaukee, WI	2.0	1.0	731	$2,717	$3.72	43d	1	0.64mi
501 N 20th St Apt C Milwaukee, WI	3.0	2.0	1122	$1,800	$1.60	17d	1	0.83mi
3109 W Walnut St Milwaukee, WI	2.0	1.0	1000	$1,095	$1.09	43d	1	0.98mi
1515 N 32nd St Unit 1515 Milwaukee, WI	3.0	1.0	1200	$1,245	$1.04	4d	1	1.00mi
1141 N Doctor Martin Luther King Junior Dr Milwaukee, WI	1.0–3.0	1.0–2.5	1861	$6,250	$3.36	2d	6	1.04mi
3303 W Juneau Ave Unit 5 Milwaukee, WI	2.0	1.0	750	$945	$1.26	43d	1	1.05mi
1135 N 33rd St Unit 2 Milwaukee, WI	2.0	1.0	850	$995	$1.17	43d	1	1.05mi
1639 N 33rd St Milwaukee, WI	3.0	1.0	1424	$950	$0.67	23d	1	1.09mi
401 W Michigan St Milwaukee, WI	2.0	1.0–2.0	913	$2,218	$2.43	4d	6	1.20mi
823 N 2nd St Milwaukee, WI	2.0	1.0	985	$1,755	$1.78	3d	7	1.21mi
720 N Old World 3rd St Milwaukee, WI	1.0–2.0	1.0–2.0	921	$1,990	$2.16	1d	11	1.21mi
630 N Vel R Phillips Ave Milwaukee, WI	1.0–2.0	1.0–2.0	1058	$2,219	$2.10	3d	9	1.23mi
502-504 N 32nd St Unit 1 Left Lower Milwaukee, WI	2.0	1.0	750	$875	$1.17	17d	1	1.24mi
2201 N 32nd St Unit 2201 Milwaukee, WI	3.0	1.0	1100	$1,195	$1.09	16d	1	1.25mi
2407 N 6th St Milwaukee, WI	2.0	1.0	897	$1,100	$1.23	43d	1	1.29mi
270 E Highland Ave Milwaukee, WI	2.0	2.0	1069	$2,700	$2.53	23d	1	1.32mi
270 E Highland Ave Apt 423 Milwaukee, WI	2.0	1.5	1260	$2,200	$1.75	4d	1	1.32mi
2630 N 24th St Milwaukee, WI	2.0	1.0	934	$1,450	$1.55	19d	1	1.35mi
2530 N 28th St Unit 2530 Lower Milwaukee, WI	2.0	1.0	764	$995	$1.30	14d	1	1.36mi
118 E Lloyd St Unit Lower Milwaukee, WI	2.0	1.0	810	$1,350	$1.67	17d	1	1.42mi
1551 N Water St Milwaukee, WI	3.0	1.0–2.0	1074	$3,395	$3.16	2d	52	1.42mi
2809 W Clarke St Unit 12811 Milwaukee, WI	3.0	1.0	1400	$1,200	$0.86	17d	1	1.42mi
1830 N Hubbard St Apt 302 Milwaukee, WI	2.0	1.0	856	$1,700	$1.99	17d	1	1.43mi
1830 N Hubbard St Unit 607 Milwaukee, WI	2.0	1.0	850	$1,850	$2.18	17d	1	1.43mi

Listing history 6 events

1. 2024-05-08
   soldstatus $50,000
2. 2024-05-03
   soldstatus $100,000 39-char remark

   Show marketing remark (39 chars)

   One Party Listing - Comp purposes only.

3. 2024-02-05
   listed $100,000 39-char remark

   Show marketing remark (39 chars)

   One Party Listing - Comp purposes only.

4. 2023-07-02
   status Pending
5. 2023-06-28
   listed $110,000 Active
6. 1971-11-01
   soldstatus $19,800

ⓘ 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: $2,616 · $218/mo
• Projected year-2 tax: $2,616 · $218/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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,654
• − Mortgage interest: −$6,162
• − Property taxes: −$2,616
• − Insurance: −$550
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$3,200
• Taxable income: $3,982
• Est. tax owed @ 24.0%: −$956
• After-tax cash flow: $4,483/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): 9,265
• Household income: $31,529
• Rent vs Own: 72.6% rent · 27.4% own
• Severe rent burden: 636.0

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 (80%)
• Race & ethnicity: Black 80% Asian 7% White 6% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 1% Lithuanian 1% Swedish 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Other Asian/Pacific 5% Spanish 5%

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: ▲ 3.02%
• Current HPI: 363.0038
• Rent YoY: —
• 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

+152.5% since first listed

6 events — show timeline

• 2024-05-08 Sold (Public Records) $50,000 Public Records
• 2024-05-03 Sold (MLS) $100,000 METROMLS
• 2024-02-05 Listed $100,000 METROMLS
• 2023-07-02 Pending — METROMLS
• 2023-06-28 Listed $110,000 METROMLS
• 1971-11-01 Sold (Public Records) $19,800 Public Records

Property tax history

+7.1%/yr

Latest (2024): $2,616 · +15.2% YoY. Source: county tax records.