503 E South St · Beaver Dam, WI 53916

$115,000

4 bd · 1.0 ba · 1,528 sqft · SingleFamily · 6 Days on market

Built 1908 7,840 sqft lot $75/sqft · 48% below area Est $222k · 48% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your ideas to this 4-bedroom home with beautiful original woodwork and built-in features. Located across from historic Swan City Park, east of Beaver Dam Lake, and just a block from Marshfield Medical Center - Beaver Dam, the home offers convenient access to recreation, shopping, healthcare, and everyday amenities. The generous unfinished attic provides additional potential for storage or future use. This home offers an opportunity for a buyer with vision to restore its character and make it their own.

Key facts

• Original woodwork
• Built-in features
• 7,840 sq ft lot

Tags

• ORIGINAL WOODWORK
• BUILT-IN FEATURES
• HISTORIC SWAN CITY PARK
• GENEROUS UNFINISHED ATTIC
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Finance

• Other: Stove included; Seller's personal property excluded

Exterior

• Parking: Detached 2-car garage with opener; Approximately 2.5 garage parking spaces total
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family, 2-story home; Estimated finished above-grade living area in the 1501–1750 sq ft range; Less than 1/2 acre lot (approx. 0.18 acre); A-Residential zoning
• Construction: Finished below-grade area: none reported; Below-grade unfinished area: 824 (basement)
• Exterior features: Wood exterior; Sidewalks

Interior

• Kitchen: Kitchen on main level — 13 x 12; Range
• Bedrooms: Master bedroom (Upper) — 11 x 12; Bedroom 2 (Upper) — 10 x 13; Bedroom 3 (Upper) — 11 x 9; Bedroom 4 (Upper) — 9 x 9
• Flooring: Wood floors
• Bathrooms: Shower stall; 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Pantry; Wood floors; Full basement with stone walls and walk-out/outer door
• Laundry & utility: Washer (included); Dryer (included); Freezer (included in basement)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 11.2% vs local median 3.0% in Beaver Dam — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#235 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Beaver Dam Unified School District (town): math 36% / reading 32% proficiency, ranked #238 of 342 in WI (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson Elementary (math 37% / reading 32%, grade F, #610 of 1,041 statewide, top 63%, 333 students, 62% FRL); Beaver Dam High (math 23% / reading 26%, grade F, #287 of 483 statewide, top 71%, 1,112 students, 43% FRL).
• Market conditions: 83 active listings in the ZIP; 229 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dodge County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 5.5

CMA / ARV

• ARV (median comp): $222,328
• List price: $115,000
• Delta: -48.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 E South St	0.00mi	4/1.0	1,528 (0%)	1mo	$156,000	$102	99
307 S University Ave	0.21mi	3/1.5 (-1)	1,696 (+11%)	3mo	$243,000	$143	63
113 N Vita Ave	0.46mi	3/1.5 (-1)	1,625 (+6%)	2mo	$297,000	$183	59
408 S Lincoln Ave	0.33mi	3/1.5 (-1)	1,368 (-10%)	3mo	$227,000	$166	58
614 S Lincoln Ave	0.31mi	3/1.0 (-1)	1,320 (-14%)	2mo	$240,000	$182	56
204 N Vita Ave	0.52mi	3/1.5 (-1)	1,472 (-4%)	9mo	$240,000	$163	55
415 N University Ave	0.70mi	4/2.0	1,536 (+0%)	10mo	$190,000	$124	54
311 E Maple Ave	0.46mi	3/1.0 (-1)	1,378 (-10%)	8mo	$200,000	$145	51
202 Alvin Cir	0.70mi	3/1.0 (-1)	1,458 (-5%)	7mo	$246,100	$169	49
112 Gould St	0.74mi	3/2.0 (-1)	1,440 (-6%)	10mo	$267,000	$185	38
133 Walnut St	0.63mi	3/1.0 (-1)	1,342 (-12%)	9mo	$180,000	$134	38
105 Wilderness Way	0.73mi	3/2.0 (-1)	1,710 (+12%)	10mo	$429,000	$251	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $11,495
• Equity at exit: $17,147

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $49,076
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Wisconsin: 73 Landlord-Friendly · R+2
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; Madison / Milwaukee have some local enforcement.

Methodology + full state rankings →

ZIP-level market 53916

• Active inventory: 83
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,748 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$258 /mo · $3,100/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $472

Break-even live

Break-even rent $1,151

Max offer price $115,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-15
   listed $115,000 Active 513-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $3,100 · $258/mo
• Projected year-2 tax: $3,100 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,975
• − Mortgage interest: −$6,442
• − Property taxes: −$3,100
• − Insurance: −$575
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$3,345
• Taxable income: $4,157
• Est. tax owed @ 24.0%: −$998
• After-tax cash flow: $4,661/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Beaver Dam Unified School District
• NCES district ID: 5500960
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $49,613
• Composite: 29.51/100
• National rank: #6504
• State rank: #238 of 342 in WI

Livability — Beaver Dam

• Score: 72/100
• State rank: #235
• US rank: #6221

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver Dam, WI
• County: Dodge County · 34,161 people
• City population: 22,808
• Metro: Beaver Dam, WI
• Population (ZIP): 22,808
• Household income: $71,188
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 281.0

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 88,405 people
• By 2030: 87,650 · -0.9%
• By 2040: 84,919 · -3.9%
• By 2050: 80,674 · -8.7%
• By 2075: 73,062 · -17.4%
• By 2100: 63,985 · -27.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 5% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 7% Portuguese 5% Iranian 5%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.9) · D 32.8% · R 65.8% · Other 1.4%
• 2008→2024 swing: -24.0pp toward R · 2008: -8.9pp · 2024: -32.9pp
• All cycles: 2024: R+32.9 2020: R+31.0 2016: R+29.6 2012: R+14.5 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.40%
• Current HPI: 211.1543
• Rent YoY: —
• Metro: Beaver Dam, WI
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

+35.7% since first listed

4 events — show timeline

• 2026-06-02 Sold (Public Records) $156,000 Public Records
• 2026-05-29 Sold (MLS) $156,000 METROMLS
• 2026-05-21 Pending — METROMLS
• 2026-05-15 Listed $115,000 METROMLS

Property tax history

+4.2%/yr

Latest (2025): $3,100 · +18.3% YoY. Source: county tax records.