Real Estate Investing in Nelson, Wisconsin (54756)
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Should you buy in 54756 (Nelson, 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: 14.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.8 — 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 Nelson, WI (54756)?
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Market Analysis: 54756 Nelson
This part of Buffalo County is not an easy win. The 54756 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 54756 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 54756 sits on the difficult end of the WI spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 54756 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Nelson's stable or hybrid ZIPs before stepping into 54756. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Nelson:
Market Trends
Home Value History (with trend line)
📊 How Does 54756 Compare?
| Metric | 54756 | Nelson | Wisconsin |
|---|---|---|---|
| Home Value | $270,265 | $270,265 | $320,446 |
| 5-Year CAGR | 6.7% | 6.7% | 7.3% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.5% | 2.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54756 (Nelson, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $270,265 |
| Monthly Rent | $873 |
| Price-to-Rent | 25.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +11.2% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (2.5%). 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 54756
Population: 920
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
Does Nelson, WI make sense for an investment property?
The 3.0/5 investability rating in Nelson, WI reflects its $270K prices and $873/mo rents. Investors generally consider it a solid option within WI.
How do landlord-tenant laws work in Nelson, WI?
WI law landlord-friendly for landlords, and Nelson inherits those rules. Investors should still review local ordinances for rental licensing.
What do landlords charge for rent in Nelson, WI?
Expect rents around $873/mo per month in Nelson, WI. With home values at $270K, the yield math works out to reasonable levels for rental investors.
What type of investing works in Nelson, WI?
Investors usually favor careful cash-flow rentals with hands-on management in Nelson, WI. With home values at $270K and rents near $873/mo, other strategies can work but produce reliable rather than outsized returns.
Are there empty rentals in Nelson, WI?
Nelson, WI sees elevated vacancy, which is reasonable relative to the broader WI rental market.
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