Real Estate Investing in Watertown, Wisconsin (53094)
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Should you buy in 53094 (Watertown, WI)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Watertown, WI (53094)?
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Market Analysis: 53094 Watertown
Investors eyeing 53094 need to respect the fundamentals at play. Home values of $326K come alongside slower price movement and elevated management overhead.
For an experienced owner, 53094 can be a a solid fit for hunting ground — but the discount at $326K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Watertown have seen price recovery that 53094 has not matched. Jefferson County data supports the view that the spread is structural rather than temporary.
A significant renter share of 35% in 53094 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 53094 is an operator game, not a passive one. Turning to rents, entry prices of $326K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Watertown:
Property Strategy for 53094
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $243,175 | $1,170 | 3.5% | +8.0% | $121,588 |
| 3BR | $305,466 | $1,550 | 3.7% | +8.2% | $101,822 |
| 4BR | $369,753 | $1,550 | 3.0% | +8.2% | $92,438 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 53094 Compare?
| Metric | 53094 | Watertown | Watertown-Fort Atkinson, WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $326,433 | $334,065 | N/A | $320,446 |
| 5-Year CAGR | 6.6% | 7.0% | N/A | 7.3% |
| Avg Rent | $1,128 | $1,151 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 53094 (Watertown, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $326,433 |
| Monthly Rent | $1,128 |
| Price-to-Rent | 24.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +8.3% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 53094
Population: 18,151
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 53094
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What approach is best for Watertown, WI real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Watertown, WI. The numbers - $326K homes against $1,128/mo rents - support that play.
What is the typical rental rate in Watertown, WI?
The typical rental in Watertown, WI commands about $1,128/mo monthly. That rent profile even-keeled cash flow against the $326K purchase basis.
How much should I expect to pay for a home in Watertown, WI?
Expect median prices around $326K in Watertown, WI. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
Does house hacking work in Watertown, WI?
House hacking in Watertown, WI is reasonable to execute. Prices around $326K and rents of $1,128/mo solid owner-occupant economics.
What is the typical vacancy rate in Watertown, WI?
Watertown, WI vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
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