Real Estate Investing in Necedah, Wisconsin (54646)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54646 (Necedah, 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: 40.9% 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 Necedah, WI (54646)?
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Market Analysis: 54646 Necedah
ZIP 54646 in Necedah, WI carries a notable set of headwinds. Home values near $243K and rents of $873/mo sit inside a market where underwriting has to be tight.
The investment case in 54646 is healthy only for operators who understand what they are buying. A $243K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within WI, ZIP 54646 trails on several market indicators that neighboring Juneau County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
A durable renter share of 14% in 54646 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 54646 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 Necedah:
Property Strategy for 54646
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $205,669 | $970 | 3.4% | +11.1% | $102,834 |
| 3BR | $256,132 | $1,200 | 3.4% | +10.8% | $85,377 |
Market Trends
Home Value History (with trend line)
📊 How Does 54646 Compare?
| Metric | 54646 | Necedah | Wisconsin |
|---|---|---|---|
| Home Value | $242,739 | $242,739 | $320,446 |
| 5-Year CAGR | 9.2% | 9.2% | 7.3% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.8% | 2.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54646 (Necedah, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $242,739 |
| Monthly Rent | $873 |
| Price-to-Rent | 23.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 12.0% |
📈 Home Appreciation
| 1-Year | +14.8% ▲ |
| 3-Year CAGR | +8.6% ▲ |
| 5-Year CAGR | +9.2% ▲ |
| 10-Year CAGR | +10.0% ▲ |
🏠 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 (2.8%). 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 54646
Population: 3,752
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 54646
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
Are landlord laws favorable in Necedah, WI?
Necedah, WI operates under WI law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Should investors consider Necedah, WI?
With a 3.0/5 investability score, Necedah, WI ranks as a solid market for rental property investors. Median prices of $243K and rents of $873/mo drive the underlying numbers.
Are tenants stable in Necedah, WI?
Necedah, WI draws a reliable base of working renters. Demand at the $873/mo rent level is reasonable for standard single-family and small multi rentals.
What does house hacking look like in Necedah, WI?
For house hackers, Necedah, WI is a challenging. The $873/mo rent on a unit helps defray the mortgage on a $243K property.
Where do home prices stand in Necedah, WI?
Necedah, WI median home values land near $243K. That is reasonable territory for investors looking at $873/mo-per-month rentals.
You know 54646 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 54646 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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