Real Estate Investing in Ashland, Wisconsin (54806)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54806 (Ashland, 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: 11.6% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Ashland, WI (54806)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 54806 Ashland
Not every below-median market is a bargain. Ashland's 54806 ZIP registers signals that favor experienced operators who can absorb the risk $205K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 54806 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Ashland have seen price recovery that 54806 has not matched. Ashland County data supports the view that the spread is structural rather than temporary.
Who lives in 54806 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 54806 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Ashland:
Property Strategy for 54806
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $166,779 | $1,020 | 4.4% | +9.5% | $83,390 |
| 3BR | $216,048 | $1,400 | 4.7% | +9.1% | $72,016 |
| 4BR | $238,620 | $1,640 | 4.9% | +8.9% | $59,655 |
Market Trends
Home Value History (with trend line)
📊 How Does 54806 Compare?
| Metric | 54806 | Ashland | Wisconsin |
|---|---|---|---|
| Home Value | $205,305 | $205,305 | $320,446 |
| 5-Year CAGR | 5.0% | 5.0% | 7.3% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 3.5% | 3.5% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54806 (Ashland, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $205,305 |
| Monthly Rent | $918 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 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 (3.5%). 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 54806
Population: 11,708
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 54806
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 type of investing works in Ashland, WI?
Ashland, WI investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($205K prices, $918/mo rents) make it a reasonable choice.
What are vacancy rates like in Ashland, WI?
Rental vacancy in Ashland, WI is elevated. Investors should budget normal turnover but not chronic empty units.
What monthly rent should investors expect in Ashland, WI?
Expect rents around $918/mo per month in Ashland, WI. With home values at $205K, the yield math works out to reasonable levels for rental investors.
Are landlord laws favorable in Ashland, WI?
WI ranks as a landlord-friendly state for landlord-tenant law. Ashland generally follows the statewide framework, so landlords face reasonable operating rules.
Are renters plentiful in Ashland, WI?
The renter base in Ashland, WI is reasonable for the $918/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
You know 54806 now. You don’t know where it ranks.
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