Real Estate Investing in Clayton, Wisconsin (54004)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54004 (Clayton, 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: 18.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.5 — 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 Clayton, WI (54004)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 54004 Clayton
ZIP 54004 in Clayton, WI carries a impressive set of headwinds. Home values near $286K and rents of $900/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 54004 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 54004's metrics run below Polk County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 54004 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 54004 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Clayton:
Market Trends
Home Value History (with trend line)
📊 How Does 54004 Compare?
| Metric | 54004 | Clayton | Wisconsin |
|---|---|---|---|
| Home Value | $286,207 | $286,207 | $320,446 |
| 5-Year CAGR | 6.0% | 6.0% | 7.3% |
| Avg Rent | $900 | $900 | - |
| Cap Rate | 2.5% | 2.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54004 (Clayton, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $286,207 |
| Monthly Rent | $900 |
| Price-to-Rent | 26.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +6.4% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (2.5%). 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 54004
Population: 2,188
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 54004
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.
Frequently Asked Questions
How much do tenants pay in Clayton, WI?
Rent in Clayton, WI is around $900/mo. The resulting rent-to-value relationship with $286K pricing is reasonable for most investor models.
How strong is the working-renter base in Clayton, WI?
Tenant demand in Clayton, WI is solid. The local workforce $900/mo rents across most rental classes.
What is the rental occupancy rate in Clayton, WI?
Clayton, WI vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How landlord-friendly is Clayton, WI?
Landlord-friendliness in Clayton, WI is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How expensive is real estate in Clayton, WI?
The median home value in Clayton, WI is roughly $286K. That puts it reasonable relative to the WI statewide average.
You know 54004 now. You don’t know where it ranks.
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