Real Estate Investing in Brussels, Wisconsin (54204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54204 (Brussels, 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: 26.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 32.0 — 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 Brussels, WI (54204)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 54204 Brussels
The 54204 ZIP in Brussels, WI is a local-operator market. Outside capital chasing a $387K entry has to pair deep knowledge with the discount.
The investment case in 54204 is resilient only for operators who understand what they are buying. A $387K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 54204 among WI's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 54204 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 54204 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Brussels:
Market Trends
Home Value History (with trend line)
📊 How Does 54204 Compare?
| Metric | 54204 | Brussels | Wisconsin |
|---|---|---|---|
| Home Value | $386,767 | $386,767 | $320,446 |
| 5-Year CAGR | 5.7% | 5.7% | 7.3% |
| Avg Rent | $1,008 | $1,008 | - |
| 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 54204 (Brussels, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $386,767 |
| Monthly Rent | $1,008 |
| Price-to-Rent | 32.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 54204
Population: 2,070
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 54204
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 strong is Brussels, WI for real estate investors?
Investors tracking Brussels, WI will find a 3.0/5 rating supported by $387K median home values and $1,008/mo rents. That profile suits long-term holders targeting predictable returns.
Is Brussels, WI a friendly market for rental owners?
Brussels, WI operates under WI law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
How much rent can I charge in Brussels, WI?
Rental rates in Brussels, WI average $1,008/mo. Tenant demand and $387K home values make the yield look reasonable by investor standards.
Are there empty rentals in Brussels, WI?
Vacancy risk in Brussels, WI is elevated. That supports stable cash flow for typical rental holds.
What is the renter demographic in Brussels, WI?
The renter base in Brussels, WI is reasonable for the $1,008/mo price point. Screening well and pricing to market typically yields reliable tenants.
You know 54204 now. You don’t know where it ranks.
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