106 W Main St · Beaver Dam, WI 53916

$191,500

4 bd · 1.0 ba · 1,351 sqft · Other · 44 Days on market

Built 1910 3,049 sqft lot

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• 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

Thoughtfully repriced to reflect today?s market and motivated sellers. Charming and conveniently located, this 4-bedroom home offers comfort, function, and peace of mind?now with a compelling new price that makes it an exceptional opportunity. The main floor features a light-filled living room with beautiful southern exposure, a full bath, spacious eat-in kitchen with plenty of cupboards, and the true bonus?main floor laundry. The main floor bedroom is non-conforming due to the absence of a closet, offering flexibility for a bedroom, office, or hobby space. Upstairs you?ll find 3 additional bedrooms. Enjoy the covered front patio, perfect for relaxing mornings or unwinding at the end of the

Key facts

• 3,049 sq ft lot
• Built 1910
• Listed 44 days

Property features AI

Finance

• Other: Property located in the city of Beaver Dam (zoned residential)

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas available
• Home design: 1.5-story single-family home; Estimated finished above-grade area about 1,351
• Construction: Assessor/public record for year built
• Exterior features: Vinyl exterior; Sidewalks

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on main level (approx. 15 x 13); Bedroom 2 on upper level (approx. 13 x 13); Bedroom 3 on upper level (approx. 13 x 13); Bedroom 4 on upper level (approx. 10 x 10)
• Bathrooms: At least one tub; No master bedroom bath; 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Cable/satellite available; High-speed internet; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $192k.

Deal economics

• At list price, monthly cash flow is $70 ($837/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (9.2% below list).
• Recommended offer: $174k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Washington Elementary (math 47% / reading 27%, grade F, #562 of 1,041 statewide, top 58%, 220 students, 44% FRL); Beaver Dam High (math 23% / reading 26%, grade F, #287 of 483 statewide, top 71%, 1,112 students, 43% FRL) — zoned schools at 44% FRL track the district average.
• 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $122k; list at $192k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,806 (9.2% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-26,576
• Equity at exit: $28,553

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-17,366
• Equity at exit: $16,557

Cash invested: $53,620 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$1,004
• Tax from tax record: −$219 /mo · $2,632/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $70

Break-even live

Break-even rent $1,650

Max offer price $191,500

Occupancy floor 91%

Sensitivity live

Price	-10% $178	-5% $124	+0% $70	+5% $16	+10% $-39
Rent	-10% $-68	-5% $1	+0% $70	+5% $138	+10% $207
Rate	-1.0pp $166	-0.5pp $118	base $70	+0.5pp $20	+1.0pp $-30

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: $47,875
• Closing costs: $5,745
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-03
   price $191,500
2. 2026-05-02
   status Pending
3. 2026-04-09
   price $200,000
4. 2026-03-27
   price $225,000
5. 2026-03-19
   listed $230,000 Active
6. 2021-07-09
   soldstatus $122,000
7. 2019-07-16
   soldstatus $95,300
8. 2018-02-01
   soldstatus $84,000

ⓘ 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: $2,632 · $219/mo
• Projected year-2 tax: $3,087 · $257/mo
• Expected delta: +$456/yr (+$38/mo · 17.3%)

ⓘ 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: $20,857
• − Mortgage interest: −$10,727
• − Property taxes: −$2,632
• − Insurance: −$958
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$5,571
• Taxable loss: −$2,367
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,405/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

+128.0% since first listed

8 events — show timeline

• 2026-05-03 Price Changed $191,500 SCWMLS
• 2026-05-02 Pending — SCWMLS
• 2026-04-09 Price Changed $200,000 SCWMLS
• 2026-03-27 Price Changed $225,000 SCWMLS
• 2026-03-19 Listed $230,000 SCWMLS
• 2021-07-09 Sold (Public Records) $122,000 Public Records
• 2019-07-16 Sold (Public Records) $95,300 Public Records
• 2018-02-01 Sold (Public Records) $84,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,632 · +6.0% YoY. Source: county tax records.