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.
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 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. 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. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
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.
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.