Real Estate Investing in Boscobel, Wisconsin (53805)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 53805 (Boscobel, 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.
- Elevated vacancy: 11.2% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Boscobel, WI (53805)?
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Market Analysis: 53805 Boscobel
The 53805 ZIP in Boscobel, WI is a local-operator market. Outside capital chasing a $207K entry has to pair deep knowledge with the discount.
The investment case in 53805 is solid only for operators who understand what they are buying. A $207K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Boscobel have seen price recovery that 53805 has not matched. Grant County data supports the view that the spread is structural rather than temporary.
Who lives in 53805 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 53805 is an operator game, not a passive one. In practical terms, entry prices of $207K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Boscobel:
Market Trends
Home Value History (with trend line)
📊 How Does 53805 Compare?
| Metric | 53805 | Boscobel | Platteville, WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $206,805 | $206,805 | N/A | $320,446 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 7.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 53805 (Boscobel, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $206,805 |
| Monthly Rent | $873 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (3.3%). 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 53805
Population: 5,569
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 53805
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
Investor Insight: With 790 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does a duplex house hack pencil in Boscobel, WI?
For house hackers, Boscobel, WI is a challenging. The $873/mo rent on a unit helps defray the mortgage on a $207K property.
Does Boscobel, WI favor landlords or tenants?
Boscobel, WI operates under WI law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
What is the median home value in Boscobel, WI?
Typical homes in Boscobel, WI go for around $207K. The 5-year CAGR of 0.0% even-keeled price movement.
How high is vacancy risk in Boscobel, WI?
Boscobel, WI carries elevated vacancy risk. Expect measured absorption at market rents of $873/mo.
How much rent can I charge in Boscobel, WI?
Rents in Boscobel, WI run near $873/mo. Compared with median home prices of $207K that produces solid gross yields for typical rentals.
You know 53805 now. You don’t know where it ranks.
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How 53805 ranks in Platteville, WI
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