Metropolitan Area

Watertown, WI

Wisconsin0
52
/100
Hold
#693 of 894 metros
Top 77% nationally for investing

Market Snapshot

$369,882
Median Home Price
45% above national median
$1,129/mo
Median Rent
19% below national median
3.66%
Rent-to-Price Ratio
Top 97% nationally
-$1,205
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Price History

Median Home Price

Median Rent

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

20%
5%50%100%

Purchase

Purchase Price$369,882
Down Payment (20%)$73,976
Loan Amount$295,906
Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,129
Monthly P&I-$1,939
Est. Expenses (35%)-$395
Net Cash Flow-$1,205/mo
2.4%
Cap Rate (all cash)
-17.0%
Cash-on-Cash Return
3.66%
Rent-to-Price Ratio
Negative leverage: At 6.85% rates, borrowing costs exceed the 2.4% cap rate. All-cash buyers may see better returns.

* Based on metro-wide median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Individual counties and properties vary significantly.

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Score Breakdown

Overall Investment Score
52/100
52
Cash Flow(30%)
25/100

Based on 3.66% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
87/100

Based on 5.0% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Based on 0.0% population growth. Growing areas indicate economic stability.

Affordability(20%)
51/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow metro-level home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. This metro score represents area-wide averages; individual counties may vary significantly.

Investment Outlook

Strengths

  • +Strong price appreciation (+5.0% YoY)
  • +Low unemployment (0.0%)

Challenges

  • -Below-average rent-to-price ratio (3.66%)
  • -Negative cash flow at typical financing (-$1,205/mo)
  • -Negative leverage (cap rate 2.4% < mortgage rate 6.9%)

Counties in Watertown, WI

County data is being compiled for this metro area.

Compare to Similar Metros

Metro AreaVerdict
Waycross, GA
Waycross, GA
72$174,474$1,0257.05%BuyView
Maryville, MO
Maryville, MO
72$222,578Est.BuyView
Auburn, NY
Auburn, NY
72$231,300$1,3406.95%BuyView
Shawnee, OK
Shawnee, OK
72$195,990$1,1346.95%BuyView
Tiffin, OH
Tiffin, OH
72$179,031$9626.44%BuyView
Current
Watertown, WI
52$369,882$1,1293.66%Hold

The Bottom Line

HoldWatertown, WI is a neutral market. Consider house hacking or targeting below-market deals in specific counties.

The Watertown, WI metro area scores 52/100, ranking #693 of 894 US metros (top 77%). The 3.66% rent-to-price ratio may require targeting specific counties or creative strategies for positive cash flow. Current metro-wide averages make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or drilling down to specific counties.

Monthly Cash Flow
$-1,205/mo
Cap Rate
2.4%
Cash-on-Cash
-19.6%

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