Real Estate Investing in Williams Bay, Wisconsin (53191)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 53191 (Williams Bay, WI)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 39.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 39.8 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Williams Bay, WI (53191)?
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Market Analysis: 53191 Williams Bay
The 53191 ZIP in Williams Bay, WI is a local-operator market. Outside capital chasing a $546K entry has to pair deep knowledge with the discount.
Looking more closely, the numbers look inviting — $546K purchase price, 0.0% nominal cap — the work to hit that pro forma in 53191 is substantial and deserves full respect.
ZIP 53191's metrics run below Walworth County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A impressive renter share of 21% in 53191 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 53191 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Williams Bay:
Property Strategy for 53191
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $361,582 | $1,270 | 2.5% | +11.0% | $180,791 |
| 3BR | $546,775 | $1,600 | 2.1% | +10.0% | $182,258 |
| 4BR | $625,750 | $2,030 | 2.3% | +9.5% | $156,437 |
Market Trends
Home Value History (with trend line)
📊 How Does 53191 Compare?
| Metric | 53191 | Williams Bay | Whitewater, WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $546,058 | $546,058 | N/A | $320,446 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 7.3% |
| Avg Rent | $1,143 | $1,143 | N/A | - |
| Cap Rate | 1.6% | 1.6% | - | - |
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 53191 (Williams Bay, WI). Anonymous, moderated, never written by AI.
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Property managers serving Walworth County
Manage rentals here? List your business →MPC Property Management offers a wide range of property management services for residential, commercial, and association properties in Wisconsin. summary from their website
BK Property Management LLC offers landscaping services in Delavan, WI. summary from their website
Lakes Property Management, LLC appears to offer property management services based on the domain and name, though homepage content is technical. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $546,058 |
| Monthly Rent | $1,143 |
| Price-to-Rent | 39.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (1.6%). 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 53191
Population: 3,264
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 53191
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Fontana Elementary
About Repit School Scores
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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.
Frequently Asked Questions
What is the average home sale price in Williams Bay, WI?
Williams Bay, WI home values average about $546K. That price point suits investors targeting rentals with $1,143/mo in monthly income.
Does Williams Bay, WI favor landlords or tenants?
For rental operators, Williams Bay, WI rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Are renters plentiful in Williams Bay, WI?
The tenant pool in Williams Bay, WI is solid, supported by local employment and population fundamentals. Rents of $1,143/mo are well-absorbed by the market.
How much do tenants pay in Williams Bay, WI?
The typical rental in Williams Bay, WI commands about $1,143/mo monthly. That rent profile measured cash flow against the $546K purchase basis.
Can I live-in-and-rent in Williams Bay, WI?
Williams Bay, WI is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $546K price point reasonable to enter.
You know 53191 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 53191 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 53191 ranks in Whitewater, WI
Every ZIP in this metro, ranked. Free.
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