in Black Earth, WI • 2026 Buying Guide
Best Month
November
$229K
Avoid
February
$359K
Potential Savings
$130K
36.2% difference
Market Type
Balanced
4.0 mo. supply
Present investment properties with numbers: current rent roll, expense history, cap rate, and potential upside. Investors care about cash flow and appreciation potential, not emotional appeal.
Median Sale Price
$470K
N/A YoY
Days on Market
144
median days
Inventory
4
active listings
Sale-to-List Ratio
94.2%
room to negotiate
Jan
$333K
Feb
$359K
PeakMar
$237K
Apr
$312K
May
$299K
Jun
$287K
Jul
$303K
Aug
$274K
Sep
$265K
Oct
$282K
Nov
$229K
BestDec
$283K
Based on historical sales data in Black Earth
Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
Pro Tip: With Black Earth's median price at $470K, a 20% down payment would be approximately $94K. Get pre-approved early to know exactly what you can afford.
Based on our analysis of Black Earth's housing market, November is typically the best time to buy a investment property. During this month, prices average around $229K, which is 36.2% lower than peak prices in February. Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
The current median home price in Black Earth is $470K. Investment Property prices vary based on location, size, and condition. Year-over-year, prices have changed N/A. Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Black Earth has a balanced market. This means you have reasonable options without extreme competition. Take time to find the right investment property but be prepared to move when you find it.
Key considerations for buying a investment property in Black Earth include: Calculate cap rate, cash-on-cash return, and cash flow; Factor in realistic vacancy rates (typically 5-8%); Budget for property management (10% of rent) even if self-managing. Also watch for red flags like Seller won't provide actual expense records and Deferred maintenance that will need immediate attention.
Homes in Black Earth currently spend an average of 144 days on market. This suggests a slower market where you have more time to negotiate.
Investment properties require 15-25% down typically Interest rates are 0.5-1% higher than primary residence With Black Earth's median price of $470K, you'll want to get pre-approved early to understand your budget.
Looking for the best time to buy a investment property in Black Earth? Our analysis shows that November typically offers the best prices, with homes averaging around $229K. Buying during this time could save you up to $130K compared to peak months like February.
With a median price of $470K and homes spending an average of 144 days on market, Black Earth is currently a balanced market. There's currently 4.0 months of inventory available.
Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Working with a local real estate agent who knows Black Earth can help you understand neighborhood dynamics, identify the best opportunities, and negotiate effectively in this market.
Connect with local agents who specialize in investment properties.