Real Estate Investing in Washburn, Wisconsin (54891)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 54891 (Washburn, WI)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Washburn, WI (54891)?
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Market Analysis: 54891 Washburn
Looking more closely, ZIP 54891 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $283K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $283K asset, 54891 is the wrong submarket. If the plan prices in friction, the yield can still work.
Meanwhile, 54891 offers a low basis, the region around Washburn has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
From an investor standpoint, 3,327 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Washburn:
Market Trends
Home Value History (with trend line)
📊 How Does 54891 Compare?
| Metric | 54891 | Washburn | Wisconsin |
|---|---|---|---|
| Home Value | $282,688 | $282,688 | $320,446 |
| 5-Year CAGR | 7.9% | 7.9% | 7.3% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 54891 (Washburn, WI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $282,688 |
| Monthly Rent | $873 |
| Price-to-Rent | 27.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (2.4%). 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 54891
Population: 3,327
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 54891
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
Are rents high in Washburn, WI?
Washburn, WI rentals go for roughly $873/mo a month. That puts gross yield in solid territory relative to $283K acquisition costs.
What are vacancy rates like in Washburn, WI?
Washburn, WI sees elevated vacancy, which is reasonable relative to the broader WI rental market.
Which real estate strategy fits Washburn, WI?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Washburn, WI. The numbers - $283K homes against $873/mo rents - support that play.
How expensive is real estate in Washburn, WI?
Median home price in Washburn, WI is near $283K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
Can I live-in-and-rent in Washburn, WI?
House hacking in Washburn, WI is a challenging. With home values around $283K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
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