Real Estate Investing in Fence, Wisconsin (54120)
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Should you buy in 54120 (Fence, 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.
- High vacancy: 78.0% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fence, WI (54120)?
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Market Analysis: 54120 Fence
This part of Florence County is not an easy win. The 54120 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 54120 is durable only for operators who understand what they are buying. A $213K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In practical terms, 54120 offers a low basis, the region around Fence has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 54120 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 54120 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 Fence:
Market Trends
Home Value History (with trend line)
📊 How Does 54120 Compare?
| Metric | 54120 | Fence | Iron Mountain, MI-WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $212,606 | $212,606 | N/A | $320,446 |
| 5-Year CAGR | 7.8% | 7.8% | N/A | 7.3% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54120 (Fence, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $212,606 |
| Monthly Rent | $972 |
| Price-to-Rent | 18.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +7.8% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (3.6%). 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 54120
Population: 179
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
Frequently Asked Questions
Where do home prices stand in Fence, WI?
Fence, WI median home values land near $213K. That is reasonable territory for investors looking at $972/mo-per-month rentals.
What kind of market is Fence, WI for investors?
Investors tracking Fence, WI will find a 3.0/5 rating supported by $213K median home values and $972/mo rents. That profile suits long-term holders targeting even-keeled returns.
Is it easy to find good tenants in Fence, WI?
The renter base in Fence, WI is reasonable for the $972/mo price point. Screening well and pricing to market typically yields consistent tenants.
Does house hacking work in Fence, WI?
House hacking works a challenging in Fence, WI. Rents of $972/mo against $213K acquisition make the strategy solid for owner-occupants.
How much rent can I charge in Fence, WI?
Rents in Fence, WI run near $972/mo. Compared with median home prices of $213K that produces solid gross yields for typical rentals.
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How 54120 ranks in Iron Mountain, MI-WI
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