Real Estate Investing in Black Creek, Wisconsin (54106)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54106 (Black Creek, WI)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 33.2 — 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 Black Creek, WI (54106)?
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Market Analysis: 54106 Black Creek
The 54106 ZIP in Black Creek, WI is a local-operator market. Outside capital chasing a $362K entry has to pair deep knowledge with the discount.
The investment case in 54106 is durable only for operators who understand what they are buying. A $362K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within WI, ZIP 54106 trails on several market indicators that neighboring Outagamie County submarkets outperform. The gap is real and impressive enough to shape underwriting.
A sturdy renter share of 12% in 54106 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 54106 is an operator game, not a passive one. On balance, entry prices of $362K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Black Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 54106 Compare?
| Metric | 54106 | Black Creek | Appleton, WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $362,248 | $362,248 | N/A | $320,446 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 7.3% |
| Avg Rent | $909 | $909 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54106 (Black Creek, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $362,248 |
| Monthly Rent | $909 |
| Price-to-Rent | 33.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +10.7% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (2.0%). 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 54106
Population: 4,945
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 54106
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 6,487 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Black Creek, WI?
The median home value in Black Creek, WI is roughly $362K. That puts it reasonable relative to the WI statewide average.
How deep is the rental pool in Black Creek, WI?
The tenant pool in Black Creek, WI is solid, supported by local employment and population fundamentals. Rents of $909/mo are well-absorbed by the market.
How does Black Creek, WI rate as a rental market?
Black Creek, WI rates 3.0/5 for investability. With median values at $362K and rents near $909/mo, the market offers reasonable fundamentals for rental investors.
Which real estate strategy fits Black Creek, WI?
The best-fit strategy in Black Creek, WI is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is it like being a landlord in Black Creek, WI?
WI ranks as a landlord-friendly state for landlord-tenant law. Black Creek generally follows the statewide framework, so landlords face reasonable operating rules.
You know 54106 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 54106 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 54106 ranks in Appleton, WI
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