Updated 2026 · Based on median market data for Madison, WI
Madison sits in the Midwest with a population of 280,904 growing rapidly at 1.2% annually. The median home costs $360,000 while rents average $1,580/mo, producing an estimated cap rate of 2.38%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Madison works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 2.38% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $360,000 median — around $288,000 or less. At this price point with $1,580/mo rents, your cap rate improves to roughly 3.6%. Factor in 1.85% property taxes ($6,660/yr), budget 5% of gross rent for maintenance, and underwrite to a 4.4% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $2,570.
Property taxes at 1.85% are notably high — this is a significant drag on NOI that some investors underestimate. Higher price points mean more capital at risk and tighter cash flow margins — ensure you have adequate reserves. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Madison property using our cap rate calculator (pre-filled with Madison data). Compare Madison against similar markets in the Midwest region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.