Lakefront Residential Income
For Sale
$629,900
216 Lakeview Circle, Beaver Dam, WI 53916
Units 214, 216, and 222 offer private lake access and boat slips on Beaver Dam Lake, with two-car garages and private entrances.
Property Size2,196 SF
Price / SF$286.84
Days on Market151
Property Features for 216 Lakeview Circle
General Information
Standard status
Active
Size
2,196 SF
Property subtype
Condo / Garden
Zoning
R/Shreland
Taxes and HOA fees
Annual Taxes
$9,452
Amenities
private lake access
boat slip
two-car garage
private entrance
upgrade option for screened in porch
Range, Oven, Dishwasher, Refrigerator, Washer, Dryer
Forced air, Central air
Wood or sim. wood floors, Walk-in closet(s), Great room, Washer, Dryer, Cable/Satellite Available, At Least 1 tub, Split bedrooms
Vinyl, Wood, Stone
Gas, 2 fireplaces
Private Entry, Patio, Patio-Covered/Enclosed
Building Details
Year Built
2024
Listing Agency:
T R McKenzie Inc.
(608) 469-2520
Listed By:
Andy Crooks · License #58500-90
(608) 469-2520
Source:
Compass
Added: Mar 13
Changed: Aug 9
Last Checked: Aug 10 at 9:37AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of T R McKenzie Inc.
Investment Insights
Based on property information with market context.
This for-sale offering includes lakefront residential income units 214, 216, and 222 at Monarch Lakeview Flats. The units are newly built and finished, with immediate occupancy available. Each Lake Flat includes private lake access and a boat slip on Beaver Dam Lake, along with a two-car garage and a private entrance. An upgrade option is available for a screened-in porch to enjoy views of the sunsets.
The property is subject to shore land zoning. A 1-year builder home warranty is included.
Units 214, 216, and 222 are complete and ready for occupancy, providing a turnkey lakefront setup with dedicated access and on-site parking.
The property is subject to shore land zoning. A 1-year builder home warranty is included.
Units 214, 216, and 222 are complete and ready for occupancy, providing a turnkey lakefront setup with dedicated access and on-site parking.
Key Highlights
- Newly built lakefront units 214, 216, and 222 (year built 2024) at Monarch Lakeview flats
- Private lake access and a boat slip on Beaver Dam Lake for each Lake Flat
- Each unit includes a two‑car garage and a private entry
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$18,182
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.89%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$363,640
$363.6K
Cap Rate 7%
$259,743
$259.7K
Cap Rate 9%
$202,022
$202.0K
Market Conditions
NOI Build-Up for 2,196 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$34.3K $15.60/SF
− Vacancy
−$1.2K −$0.55/SF
EGI
$33.1K $15.05/SF
− OpEx
−$14.9K −$6.77/SF
NOI
$18.2K $8.28/SF
Area
Dodge County, WI
Vacancy
3.50%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$363,640
Cap Rate 7%
$259,743
Cap Rate 9%
$202,022
Alternative Uses
Best Use
Apartment 5plus
$259.7K
$227.3K – $303.0K
NOI $18,182 @ 7.0% cap · market cap 2.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$477.0K
$417.4K – $556.6K
NOI $33,393 @ 7.0% cap · market cap 5.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
391
Businesses Nearby
Explore this area
Business Placement
Demographics for 53916, WI
23,057
Population
11,001
Households
2.1
Avg Household Size
42
Median Age
27%
College-Educated
94%
High-School Grad
103.6 sq mi
ZIP Area
223
Density / Sq Mi
$72,704
Median Household Income
$48,218
Median Earnings
$932
Median Rent
$212,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Units 214, 216, and 222 offer private lake access and boat slips on Beaver Dam Lake, with two-car garages and private entrances.
Where is this residential income property located?
The property is located at 216 Lakeview Circle Beaver Dam, WI.
What is the asking price?
The asking price for this property is $629,900.
What are key features of this property?
This property features: Newly built lakefront units 214, 216, and 222 (year built 2024) at Monarch Lakeview flats; Private lake access and a boat slip on Beaver Dam Lake for each Lake Flat; Each unit includes a two‑car garage and a private entry
