Real Estate Investing in Poplar, Wisconsin (54864)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54864 (Poplar, 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: 13.1% 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 Poplar, WI (54864)?
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Market Analysis: 54864 Poplar
The 54864 ZIP in Poplar, WI is a local-operator market. Outside capital chasing a $323K entry has to pair deep knowledge with the discount.
Looking more closely, the numbers look inviting — $323K purchase price, 0.0% nominal cap — the work to hit that pro forma in 54864 is substantial and deserves full respect.
Within WI, ZIP 54864 trails on several market indicators that neighboring Douglas County submarkets outperform. The gap is real and solid enough to shape underwriting.
The demographic picture in 54864 includes headwinds that any investor should price in. Income distribution skews lower than Poplar averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 54864 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 Poplar:
Market Trends
Home Value History (with trend line)
📊 How Does 54864 Compare?
| Metric | 54864 | Poplar | Duluth, MN-WI | Wisconsin |
|---|---|---|---|---|
| Home Value | $323,389 | $323,389 | N/A | $320,446 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 7.3% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| 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 54864 (Poplar, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $323,389 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +11.7% ▲ |
| 3-Year CAGR | +7.1% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 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 (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 54864
Population: 1,534
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 54864
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
What is the typical renter like in Poplar, WI?
The renter base in Poplar, WI is reasonable for the $1,206/mo price point. Screening well and pricing to market typically yields reliable tenants.
Are eviction rules reasonable in Poplar, WI?
Rental owners in Poplar, WI deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How much should I expect to pay for a home in Poplar, WI?
Poplar, WI home values average about $323K. That price point suits investors targeting rentals with $1,206/mo in monthly income.
Can I live-in-and-rent in Poplar, WI?
Poplar, WI is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $323K price point reasonable to enter.
How strong are rents in Poplar, WI?
Expect rents around $1,206/mo per month in Poplar, WI. With home values at $323K, the yield math works out to reasonable levels for rental investors.
You know 54864 now. You don’t know where it ranks.
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How 54864 ranks in Duluth, MN-WI
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