Real Estate Investing in Crandon, Wisconsin (54520)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54520 (Crandon, 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: 47.0% 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 Crandon, WI (54520)?
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Market Analysis: 54520 Crandon
The 54520 ZIP covers a section of Crandon that demands careful diligence. Prices near $256K look accessible, but the work to make a deal cash flow is real.
The 54520 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Crandon have seen price recovery that 54520 has not matched. Forest County data supports the view that the spread is structural rather than temporary.
A notable renter share of 27% in 54520 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 54520 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Crandon:
Market Trends
Home Value History (with trend line)
📊 How Does 54520 Compare?
| Metric | 54520 | Crandon | Wisconsin |
|---|---|---|---|
| Home Value | $255,802 | $255,802 | $320,446 |
| 5-Year CAGR | 6.7% | 6.7% | 7.3% |
| Avg Rent | $873 | $873 | - |
| 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 54520 (Crandon, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $255,802 |
| Monthly Rent | $873 |
| Price-to-Rent | 24.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +13.6% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 54520
Population: 3,866
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 54520
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 does Crandon, WI rate as a rental market?
Crandon, WI rates 3.0/5 for investability. With median values at $256K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
What is the rental occupancy rate in Crandon, WI?
Crandon, WI vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What real estate strategy is ideal for Crandon, WI?
For Crandon, WI, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Does Crandon, WI favor landlords or tenants?
Rental owners in Crandon, WI deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What price range are homes in Crandon, WI?
The median home value in Crandon, WI is roughly $256K. That puts it reasonable relative to the WI statewide average.
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