Real Estate Investing in Arpin, Wisconsin (54410)
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Should you buy in 54410 (Arpin, 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.
- Elevated vacancy: 11.8% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 27.0 — 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 Arpin, WI (54410)?
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Market Analysis: 54410 Arpin
The 54410 ZIP covers a section of Arpin that demands careful diligence. Prices near $283K look accessible, but the work to make a deal cash flow is real.
Put differently, the numbers look inviting — $283K purchase price, 0.0% nominal cap — the work to hit that pro forma in 54410 is substantial and deserves full respect.
In practical terms, 54410 offers a low basis, the region around Arpin has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Looking more closely, 2,440 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Distressed ZIPs reward experience. durable returns are possible in 54410, 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 Arpin:
Market Trends
Home Value History (with trend line)
📊 How Does 54410 Compare?
| Metric | 54410 | Arpin | Wisconsin Rapids-Marshfield, WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $282,880 | $282,880 | N/A | $320,446 |
| 5-Year CAGR | 8.4% | 8.4% | N/A | 7.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54410 (Arpin, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $282,880 |
| Monthly Rent | $873 |
| Price-to-Rent | 27.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +11.3% ▲ |
| 3-Year CAGR | +8.2% ▲ |
| 5-Year CAGR | +8.4% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (2.4%). 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 54410
Population: 2,440
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
What do landlords charge for rent in Arpin, WI?
Rent in Arpin, WI is around $873/mo. The resulting rent-to-value relationship with $283K pricing is reasonable for most investor models.
Do rentals sit vacant long in Arpin, WI?
Rental vacancy in Arpin, WI is elevated. Investors should budget normal turnover but not chronic empty units.
How does Arpin, WI rate as a rental market?
Arpin, WI scores 3.0/5 for investability. Home values sit at $283K and rents near $873/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How viable is house hacking in Arpin, WI?
House hacking in Arpin, WI is a challenging. With home values around $283K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
What is the smart move for investors in Arpin, WI?
Most investors in Arpin, 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.
You know 54410 now. You don’t know where it ranks.
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How 54410 ranks in Wisconsin Rapids-Marshfield, WI
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