Jackson County

Jackson County, Wisconsin sits at a median home price of $232,893 with year-over-year appreciation of 9.3%, and it scores 82 out of 100 on appreciation while carrying a cash flow score of 0. That combination tells you exactly where this market lives on the spectrum: it is an appreciation play, not a yield play. The affordability index of 80 and a state rank of 9th out of 72 Wisconsin counties confirm that prices are still accessible relative to income, which is part of what's driving that price momentum. At the same time, the absence of meaningful cap rate and cash-on-cash figures in the data is itself a signal, suggesting that at a $232,893 purchase price and a 6.85% rate, the rental income in this market is not producing meaningful spread after carry costs.

The investor this market suits is someone buying for price appreciation rather than monthly yield. The 9.3% annual price gain on a $232,893 asset is $21,608 in equity accrual, which is the actual return engine here. A cash-flow buyer should look elsewhere; the cash flow score of 0 is unambiguous. A value-add operator might find opportunity if they can force appreciation through renovation in a market already moving upward, but the underlying economics of stabilized rents versus purchase price are not producing positive leverage at current rates. An appreciation-oriented buyer willing to tolerate neutral or slightly negative cash flow in exchange for continued price gains, in a county sitting at the 86th national percentile overall, has a reasonable thesis here, but they need to enter with eyes open about carry costs.

The stability score of 50 is the one number that introduces meaningful uncertainty. Jackson County has a population of 20,958, and small, rural Wisconsin counties can be sensitive to demographic drift, employer concentration, or any disruption to the local economic base. No specific economic anchors or employer data were provided for this county, so no claims can be made about job stability or the institutional demand underpinning rental occupancy. An investor underwriting this market should do their own diligence on the local employment picture before committing.

Carry costs deserve direct attention here. Using Wisconsin's state-average effective property tax rate of 1.85%, the estimated annual property tax on a median-priced asset comes to $4,309, and annual insurance runs approximately $536, combining for $404 per month in tax and insurance alone before principal, interest, maintenance, or vacancy. At 1.85%, the Wisconsin property tax rate is high enough that it needs its own line on your underwrite; it will materially compress net operating income and is one of the primary reasons cash flow scores are suppressed in this state even where prices remain affordable. The caveat here is important: 1.85% is a state-average estimate from Tax Foundation 2024 data, and actual Jackson County or township-level rates may differ, so pull the county assessor data before finalizing any pro forma.

The primary risk in Jackson County is concentration in a small, likely rural market with a stability score of 50 and a population under 21,000. Liquidity on exit is the real concern; appreciation gains are only realized if a buyer exists when you want to sell. A 9.3% annual price gain in a thin market can reverse sharply if local economic conditions shift, and a population base of 20,958 means the buyer pool is limited. No vacancy or crime data were provided, so no claims are made on those dimensions, but a thin market with a middling stability score warrants conservatism on exit assumptions.

Against its neighbors, Jackson County presents an interesting middle position. Marinette County ($205,028 median, score 72) and Clark County ($211,676, score 73) both come in cheaper and match or slightly beat Jackson on overall score, making them worth considering if entry price is the priority. Trempealeau County at $279,244 and a score of 73 costs meaningfully more for a one-point score improvement, which is a poor trade. Marquette County ($257,231, score 72) and Lincoln County ($237,321, score 72) both carry higher prices with equal overall scores, making Jackson the better entry point within that peer group. The case for choosing Jackson over its neighbors rests on its superior appreciation score of 82, a figure none of the listed neighbors are shown to match, combined with the relatively accessible $232,893 entry price. If appreciation is your mandate, Jackson is the strongest argument in this peer set. If yield or stability is the priority, the data does not support it over the cheaper alternatives.