Sheboygan, WI
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
3.04×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Wisconsin
- 3.08×-0.04
- vs U.S.
- 3.43×-0.39
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
18.6%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Wisconsin
- 19.4%-0.8
- vs U.S.
- 23.3%-4.7
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
3.99%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Wisconsin
- 3.95%+0.03
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.04%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Wisconsin
- 0.01%+0.03
- vs U.S.
- 0.03%+0.01
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
3.17
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Wisconsin
- 3.58
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
very tight labor market
Unemployment
2.6%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Wisconsin
- 2.7%-0.1
- vs U.S.
- 3.9%-1.3
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+65.9%
homeValues.yearOverYear
+6.2%
Median home value
$218,400
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $888 | $10,656 | 14.8% |
| 2 BR | $1,116 | $13,392 | 18.6% |
| 3 BR | $1,351 | $16,212 | 22.5% |
Labor market direction
Unemployment
2.6%
Median household income
$71,898
What's being built
Total TTM
373
+1.9% YoY
Single-family
140
2–4 unit
14
5+ unit
219
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Sheboygan County | 117,741 | $218,400 | $71,898 | 373 | +1.9% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Sheboygan | 117,741 | $71,898 | 3.04× | 3.99% | +65.9% | 3.17 | 2.6% |
| Missoula, MT | 118,541 | $70,888 | — | — | +64.7% | — | 3.6% |
| Lawrence, KS | 119,094 | $68,756 | — | — | +50.2% | — | 3.1% |
| Michigan City-La Porte, IN | 112,215 | $70,452 | — | — | +59.7% | — | 3.1% |
| Ames, IA | 125,273 | $71,090 | — | — | +43.9% | — | 2.4% |
| Longview, WA | 110,621 | $72,932 | — | — | +42.7% | — | 6.2% |
Where people are moving in from
Net migration
+47
+0.04% of population
| Origin county | Tax returns |
|---|---|
| Milwaukee County, WI | 235 |
| Manitowoc County, WI | 232 |
| Ozaukee County, WI | 186 |
| Washington County, WI | 105 |
| Fond du Lac County, WI | 101 |
| Dane County, WI | 67 |
Who lives in Sheboygan
- Median age
- 42
- Bachelor's+
- 27.3%
- Owner-occupancy
- 71.3%
- Vacancy rate
- 5.9%
- Rent burdened (30%+)
- 30.0%
- Median household income
- $71,898
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.