Real Estate Investing in Hatley, Wisconsin (54440)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54440 (Hatley, 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: 10.5% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 26.9 — 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 Hatley, WI (54440)?
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Market Analysis: 54440 Hatley
From a cash-flow lens, ZIP 54440 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $287K median. It rewards specialists, not generalists.
Rent of $891/mo on a $287K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 54440 sits below the stated 0.0% once reality is priced in.
The gap between 54440 and stronger Hatley ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
From an investor standpoint, 2,702 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.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Hatley:
Market Trends
Home Value History (with trend line)
📊 How Does 54440 Compare?
| Metric | 54440 | Hatley | Wausau-Weston, WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $287,427 | $287,427 | N/A | $320,446 |
| 5-Year CAGR | 8.2% | 8.2% | N/A | 7.3% |
| Avg Rent | $891 | $891 | 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 54440 (Hatley, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $287,427 |
| Monthly Rent | $891 |
| Price-to-Rent | 26.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +10.7% ▲ |
| 3-Year CAGR | +8.6% ▲ |
| 5-Year CAGR | +8.2% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 54440
Population: 2,702
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 54440
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the tenant pool like in Hatley, WI?
The tenant pool in Hatley, WI is solid, supported by local employment and population fundamentals. Rents of $891/mo are well-absorbed by the market.
How does Hatley, WI rate as a rental market?
Hatley, WI scores 3.0/5 for investability. Home values sit at $287K and rents near $891/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is rental property easy to operate in Hatley, WI?
The landlord environment in Hatley, WI is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How much do tenants pay in Hatley, WI?
Expect rents around $891/mo per month in Hatley, WI. With home values at $287K, the yield math works out to reasonable levels for rental investors.
Does house hacking work in Hatley, WI?
House hacking works a challenging in Hatley, WI. Rents of $891/mo against $287K acquisition make the strategy solid for owner-occupants.
You know 54440 now. You don’t know where it ranks.
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