Real Estate Investing in Amherst, Wisconsin (54406)
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Should you buy in 54406 (Amherst, 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 price-to-rent: Price-to-rent ratio 35.1 — 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 Amherst, WI (54406)?
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Market Analysis: 54406 Amherst
This part of Portage County is not an easy win. The 54406 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $368K asset, 54406 is the wrong submarket. If the plan prices in friction, the yield can still work.
On the rental side, 54406 offers a low basis, the region around Amherst has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 54406 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.
Distressed ZIPs reward experience. impressive returns are possible in 54406, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Amherst:
Market Trends
Home Value History (with trend line)
📊 How Does 54406 Compare?
| Metric | 54406 | Amherst | Stevens Point, WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $367,526 | $367,526 | N/A | $320,446 |
| 5-Year CAGR | 8.2% | 8.2% | N/A | 7.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54406 (Amherst, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $367,526 |
| Monthly Rent | $873 |
| Price-to-Rent | 35.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +14.8% ▲ |
| 3-Year CAGR | +9.1% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 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 (1.9%). 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 54406
Population: 4,008
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 54406
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 expensive is real estate in Amherst, WI?
In Amherst, WI the median home value sits at $368K. Against the broader WI market, that reads as reasonable for most investors.
What is the average monthly rent in Amherst, WI?
The typical rental in Amherst, WI commands about $873/mo monthly. That rent profile steady cash flow against the $368K purchase basis.
Are eviction rules reasonable in Amherst, WI?
Rental owners in Amherst, WI deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What approach is best for Amherst, WI real estate?
Amherst, WI investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($368K prices, $873/mo rents) make it a reasonable choice.
What is the tenant pool like in Amherst, WI?
Amherst, WI draws a stable base of working renters. Demand at the $873/mo rent level is reasonable for standard single-family and small multi rentals.
You know 54406 now. You don’t know where it ranks.
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How 54406 ranks in Stevens Point, WI
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