Real Estate Investing in Elcho, Wisconsin (54428)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54428 (Elcho, 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: 61.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 31.9 — hard to cash-flow at these prices.
• 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 Elcho, WI (54428)?
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Market Analysis: 54428 Elcho
The 54428 ZIP covers a section of Elcho that demands careful diligence. Prices near $334K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 54428 can be a an appealing option for hunting ground — but the discount at $334K reflects genuine risk that outside investors often underestimate.
Within WI, ZIP 54428 trails on several market indicators that neighboring Langlade County submarkets outperform. The gap is real and significant enough to shape underwriting.
A impressive renter share of 15% in 54428 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 54428 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Elcho:
Market Trends
Home Value History (with trend line)
📊 How Does 54428 Compare?
| Metric | 54428 | Elcho | Wisconsin |
|---|---|---|---|
| Home Value | $334,487 | $334,487 | $320,446 |
| 5-Year CAGR | 9.2% | 9.2% | 7.3% |
| Avg Rent | $873 | $873 | - |
| 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 54428 (Elcho, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $334,487 |
| Monthly Rent | $873 |
| Price-to-Rent | 31.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +17.2% ▲ |
| 3-Year CAGR | +10.6% ▲ |
| 5-Year CAGR | +9.2% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 54428
Population: 953
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 54428
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
Is real estate in Elcho, WI a good investment right now?
With a 3.0/5 investability score, Elcho, WI ranks as a solid market for rental property investors. Median prices of $334K and rents of $873/mo drive the underlying numbers.
How much do tenants pay in Elcho, WI?
Rents in Elcho, WI run near $873/mo. Compared with median home prices of $334K that produces solid gross yields for typical rentals.
Which real estate strategy fits Elcho, WI?
A careful cash-flow rentals with hands-on management strategy Elcho, WI best. The market produces stable results for that approach at the $334K price point.
How tight is the rental market in Elcho, WI?
Rental vacancy in Elcho, WI is elevated. Investors should budget normal turnover but not chronic empty units.
Does a duplex house hack pencil in Elcho, WI?
The house hack math a challenging in Elcho, WI. Owner-occupant buyers benefit from the $873/mo rents and $334K home values.
You know 54428 now. You don’t know where it ranks.
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