Real Estate Investing in Gleason, Wisconsin (54435)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54435 (Gleason, 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: 45.7% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Gleason, WI (54435)?
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Market Analysis: 54435 Gleason
ZIP 54435 inside Lincoln County looks affordable on the surface — median value of $266K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 54435 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
On the rental side, 54435 offers a low basis, the region around Gleason has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 54435 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.
Experienced landlords with local relationships tend to find 54435 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 Gleason:
Market Trends
Home Value History (with trend line)
📊 How Does 54435 Compare?
| Metric | 54435 | Gleason | Wausau-Weston, WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $265,549 | $265,549 | N/A | $320,446 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.3% |
| Avg Rent | $909 | $909 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54435 (Gleason, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $265,549 |
| Monthly Rent | $909 |
| Price-to-Rent | 24.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +11.4% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (2.7%). 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 54435
Population: 1,977
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
Is housing expensive in Gleason, WI?
Gleason, WI home values average about $266K. That price point suits investors targeting rentals with $909/mo in monthly income.
How strict are landlord regulations in Gleason, WI?
Rental owners in Gleason, WI deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Are tenants stable in Gleason, WI?
Working renters make up the core of the Gleason, WI tenant base. The pool is reasonable for investors targeting long-term holds.
How does Gleason, WI stack up for property investment?
Yes - Gleason, WI a 3.0/5 investability score. With $266K home prices against $909/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are rents high in Gleason, WI?
Gleason, WI rentals go for roughly $909/mo a month. That puts gross yield in solid territory relative to $266K acquisition costs.
You know 54435 now. You don’t know where it ranks.
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How 54435 ranks in Wausau-Weston, WI
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