Real Estate Investing in River Falls, Wisconsin (54022)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54022 (River Falls, WI)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 River Falls, WI (54022)?
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Market Analysis: 54022 River Falls
Investors eyeing 54022 need to respect the fundamentals at play. Home values of $418K come alongside slower price movement and elevated management overhead.
On balance, the numbers look inviting — $418K purchase price, 0.0% nominal cap — the work to hit that pro forma in 54022 is substantial and deserves full respect.
Nearby ZIPs in River Falls have seen price recovery that 54022 has not matched. Pierce County data supports the view that the spread is structural rather than temporary.
Resident income in 54022 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 54022 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in River Falls:
Property Strategy for 54022
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $295,341 | $1,520 | 3.7% | +5.6% | $147,671 |
| 3BR | $365,561 | $2,020 | 4.0% | +5.6% | $121,854 |
| 4BR | $457,338 | $2,270 | 3.6% | +6.4% | $114,335 |
| 5BR | $511,567 | — | — | +6.5% | $102,313 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 54022 Compare?
| Metric | 54022 | River Falls | Wisconsin |
|---|---|---|---|
| Home Value | $418,460 | $418,460 | $320,446 |
| 5-Year CAGR | 4.3% | 4.3% | 7.3% |
| Avg Rent | $1,496 | $1,496 | - |
| Cap Rate | 2.8% | 2.8% | - |
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 54022 (River Falls, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $418,460 |
| Monthly Rent | $1,496 |
| Price-to-Rent | 23.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -13.5% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 54022
Population: 24,245
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 54022
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
Are there empty rentals in River Falls, WI?
Vacancy in River Falls, WI is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,496/mo.
Can I house hack in River Falls, WI?
River Falls, WI offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,496/mo rent level.
Is River Falls, WI a good place for real estate investing?
Yes - River Falls, WI a 3.0/5 investability score. With $418K home prices against $1,496/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the median home value in River Falls, WI?
Typical homes in River Falls, WI go for around $418K. The 5-year CAGR of 0.0% measured price movement.
What is the typical rental rate in River Falls, WI?
Investors in River Falls, WI typically see rents near $1,496/mo per month against $418K home values - a solid setup for rental cash flow.
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