Real Estate Investing in Watertown, Wisconsin (53098)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 53098 (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 (53098)?
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Market Analysis: 53098 Watertown
The 53098 ZIP in Watertown, WI is a local-operator market. Outside capital chasing a $342K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $342K asset, 53098 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 53098 among WI's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A resilient renter share of 31% in 53098 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 53098 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Watertown:
Property Strategy for 53098
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $229,160 | $1,260 | 4.0% | +9.5% | $114,580 |
| 3BR | $306,662 | $1,700 | 4.0% | +9.3% | $102,221 |
| 4BR | $377,979 | $1,730 | 3.3% | +9.0% | $94,495 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 53098 Compare?
| Metric | 53098 | Watertown | Beaver Dam, WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $341,696 | $334,065 | N/A | $320,446 |
| 5-Year CAGR | 7.5% | 7.0% | N/A | 7.3% |
| Avg Rent | $1,175 | $1,151 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 53098 (Watertown, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $341,696 |
| Monthly Rent | $1,175 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | +7.8% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 53098
Population: 11,505
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 53098
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 monthly rent should investors expect in Watertown, WI?
Average rent in Watertown, WI is approximately $1,175/mo per month. Against $342K home values that yields a reasonable rent-to-price ratio.
Is Watertown, WI landlord-friendly?
WI law landlord-friendly for landlords, and Watertown inherits those rules. Investors should still review local ordinances for rental licensing.
Are homes affordable in Watertown, WI?
Watertown, WI median home values land near $342K. That is reasonable territory for investors looking at $1,175/mo-per-month rentals.
Does a duplex house hack pencil in Watertown, WI?
For house hackers, Watertown, WI is a challenging. The $1,175/mo rent on a unit helps defray the mortgage on a $342K property.
What is the renter demographic in Watertown, WI?
Watertown, WI offers a consistent renter base at the $1,175/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 53098 now. You don’t know where it ranks.
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How 53098 ranks in Beaver Dam, WI
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