Real Estate Investing in Combined Locks, Wisconsin (54113)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54113 (Combined Locks, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Combined Locks, WI (54113)?
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Market Analysis: 54113 Combined Locks
Investors eyeing 54113 need to respect the fundamentals at play. Home values of $353K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 54113 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 54113's metrics run below Outagamie County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 54113 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Combined Locks's stable or hybrid ZIPs before stepping into 54113. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Combined Locks:
Property Strategy for 54113
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $321,076 | $1,820 | 4.1% | +8.6% | $107,025 |
| 4BR | $422,146 | $1,900 | 3.2% | +8.2% | $105,536 |
Market Trends
Home Value History (with trend line)
📊 How Does 54113 Compare?
| Metric | 54113 | Combined Locks | Appleton, WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $352,661 | $352,661 | N/A | $320,446 |
| 5-Year CAGR | 7.1% | 7.1% | N/A | 7.3% |
| Avg Rent | $1,188 | $1,188 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 54113 (Combined Locks, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $352,661 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 24.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (2.6%). 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 54113
Population: 3,633
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 54113
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Horizons Elementary
McKinley Elementary
Berry Elementary
Johnston Elementary
Little Chute Elementary
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
What price range are homes in Combined Locks, WI?
Median home price in Combined Locks, WI is near $353K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
What is the smart move for investors in Combined Locks, WI?
Most investors in Combined Locks, WI run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the typical rental rate in Combined Locks, WI?
The typical rental in Combined Locks, WI commands about $1,188/mo monthly. That rent profile steady cash flow against the $353K purchase basis.
Can I house hack in Combined Locks, WI?
Combined Locks, WI is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $353K price point reasonable to enter.
Is Combined Locks, WI good for landlords?
Combined Locks, WI falls under WI landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 54113 now. You don’t know where it ranks.
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How 54113 ranks in Appleton, WI
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