Real Estate Investing in Mason, Wisconsin (54856)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54856 (Mason, 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: 34.7% 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 Mason, WI (54856)?
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Market Analysis: 54856 Mason
ZIP 54856 inside Bayfield County looks affordable on the surface — median value of $263K — but the discount exists for reasons that a careful buyer should understand before committing.
On the rental side, the numbers look inviting — $263K purchase price, 0.0% nominal cap — the work to hit that pro forma in 54856 is substantial and deserves full respect.
Statewide comparisons place 54856 among WI's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 54856 ZIP's population of 1,585 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Experienced landlords with local relationships tend to find 54856 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Mason:
Market Trends
Home Value History (with trend line)
📊 How Does 54856 Compare?
| Metric | 54856 | Mason | Wisconsin |
|---|---|---|---|
| Home Value | $262,604 | $262,604 | $320,446 |
| 5-Year CAGR | 4.0% | 4.0% | 7.3% |
| Avg Rent | $981 | $981 | - |
| Cap Rate | 2.9% | 2.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54856 (Mason, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $262,604 |
| Monthly Rent | $981 |
| Price-to-Rent | 22.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +12.6% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (2.9%). 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 54856
Population: 1,585
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How do experienced investors play Mason, WI?
The best-fit strategy in Mason, WI is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is housing expensive in Mason, WI?
Mason, WI median home values land near $263K. That is reasonable territory for investors looking at $981/mo-per-month rentals.
What do landlords charge for rent in Mason, WI?
Expect rents around $981/mo per month in Mason, WI. With home values at $263K, the yield math works out to reasonable levels for rental investors.
What are vacancy rates like in Mason, WI?
Mason, WI sees elevated vacancy, which is reasonable relative to the broader WI rental market.
What does house hacking look like in Mason, WI?
For house hackers, Mason, WI is a challenging. The $981/mo rent on a unit helps defray the mortgage on a $263K property.
You know 54856 now. You don’t know where it ranks.
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