Real Estate Investing in Exeland, Wisconsin (54835)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54835 (Exeland, 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: 40.3% of homes vacant — above national norms.
• 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 Exeland, WI (54835)?
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Market Analysis: 54835 Exeland
Not every below-median market is a bargain. Exeland's 54835 ZIP records signals that favor experienced operators who can absorb the risk $214K pricing implies.
Turning to rents, the numbers look inviting — $214K purchase price, 0.0% nominal cap — the work to hit that pro forma in 54835 is substantial and deserves full respect.
Within WI, ZIP 54835 trails on several market indicators that neighboring Sawyer County submarkets outperform. The gap is real and significant enough to shape underwriting.
Employment concentration in 54835 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 54835 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 Exeland:
Market Trends
Home Value History (with trend line)
📊 How Does 54835 Compare?
| Metric | 54835 | Exeland | Wisconsin |
|---|---|---|---|
| Home Value | $213,564 | $213,564 | $320,446 |
| 5-Year CAGR | 5.0% | 5.0% | 7.3% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 3.2% | 3.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54835 (Exeland, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $213,564 |
| Monthly Rent | $873 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +7.1% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (3.2%). 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 54835
Population: 962
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
Do rentals sit vacant long in Exeland, WI?
Expect elevated vacancy in Exeland, WI. Rents at $873/mo are absorbed by the tenant base without meaningful lag.
What real estate strategy is ideal for Exeland, WI?
For Exeland, WI, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Where do home prices stand in Exeland, WI?
Exeland, WI median home values land near $214K. That is reasonable territory for investors looking at $873/mo-per-month rentals.
Is rental property easy to operate in Exeland, WI?
Landlord-friendliness in Exeland, WI is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How strong is Exeland, WI for real estate investors?
Exeland, WI scores 3.0/5 for investability. Home values sit at $214K and rents near $873/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
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