Updated 2026 · Based on median market data for Beaver Dam, WI
The median monthly rent in Beaver Dam, WI is $1,220, translating to $14,640 in annual gross rental income per unit. The rent-to-price ratio is 0.39% — well below the 1% rule, making pure cash flow investing challenging at median prices and requiring investors to target below-median purchases or value-add strategies. For context, a 0.39% rent-to-price ratio means that for every $100,000 invested in property, you collect approximately $394/mo in gross rent. The gross rent multiplier of 21.2x means it takes 21.2 years of gross rent to equal the purchase price — a high ratio that reflects price appreciation outpacing rent growth.
Renters in Beaver Dam spend approximately 27% of the local median household income ($53,700) on rent. This is within the healthy 25-30% range, indicating rent is affordable relative to local incomes. There may be room for moderate rent increases, especially for updated or well-located units. The 30% affordability ceiling suggests maximum supportable rent of approximately $1,343/mo — that is $123/mo above current median rent.
The vacancy rate in Beaver Dam is 5.5%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Budget for one month of vacancy per year in your underwriting to be conservative. Population growth of 0.5% annually provides stable demand.
Beaver Dam's GRM (price divided by annual rent) is 21.2x. A GRM above 16x means the property is expensive relative to its income. Investors here are typically betting on appreciation rather than current cash flow, which adds risk if the appreciation thesis does not materialize. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x. To beat Beaver Dam's median GRM, target properties where you can achieve rents above $1,220 through renovations, better marketing, or targeting underserved tenant segments — or buy at a discount to the $310,000 median price. Every point lower on GRM translates to roughly 0.5-0.8% improvement in your cap rate.
At the median rent of $1,220/mo, a single-family rental in Beaver Dam generates approximately $14,640 in gross annual income. After accounting for 5.5% vacancy ($805 lost), property taxes of $5,828, insurance (~$1,240), and maintenance (~$1,240), the estimated NOI is $5,527 per year, or $461/mo. Adding an 8% management fee ($1,171/yr) reduces investor cash flow further. Before debt service, you are looking at approximately $4,356/yr in landlord net income. Whether this is attractive depends on your total capital invested — at a $62,000 down payment, the unlevered yield on equity from NOI alone is 8.9%.
Rent growth in Beaver Dam is driven by the interplay of population growth (0.5%), income growth, and housing supply constraints. With 0.5% population growth, organic rent growth will be slower — roughly 1.5% annually, taking rents from $1,220 to $1,314 over 5 years. The affordability headroom of $123/mo between current rents and the 30% income threshold offers some room for increases, though landlords should be strategic about timing and magnitude.
The median income of $53,700 supports a mixed tenant base of young professionals, small families, and long-term renters. In a smaller market of 50,000 residents, word-of-mouth and local listing platforms may be more effective than national sites for finding tenants.
Beaver Dam is a smaller market where professional PM options may be limited. Fees can run 10-12% of rent, and the quality of available managers varies widely. At $1,220/mo, management costs roughly $134/mo. Self-management makes sense if you are local, have fewer than 5 units, and the rent level justifies your time — at $1,220/mo, self-management of a small portfolio saves meaningful dollars but professional management becomes economical at 3-4 units.
Beaver Dam vs Wisconsin state average and national average across key investment metrics. Beaver Dam's cap rate is below both benchmarks — deal sourcing is critical here.