1st Advantage MortgageFor Fond du Lac, WI rentals, the DSCR test compares rent to the full payment. The Census medians that frame it are $913 rent, $173,700 value and $3,074 in yearly taxes.
Fond du Lac rents, values and tenants
The Census Bureau's 2020 to 2024 American Community Survey puts median gross rent in Fond du Lac at $913, about 16% below the Wisconsin median of $1,087. Median home value sits at $173,700, which is well below the Wisconsin median of $266,500. Dividing a year of median rent by the median home value gives a gross rent-to-value ratio of 6.3%, close to the range investors often call workable. It mixes apartments and houses, so treat it as a compass and not as the number for any one property.
| Indicator | Wisconsin | Fond du Lac | Difference |
|---|---|---|---|
| Tax as a share of home value | 1.42% | 1.77% | +24% |
| Annual property tax bill, median | $3,792 | $3,074 | -19% |
| Household income, median | $77,485 | $62,260 | -20% |
| Typical owner-occupied value | $266,500 | $173,700 | -35% |
| Typical monthly rent | $1,087 | $913 | -16% |
| Persons per household | 2.33 | 2.22 | |
| Share in 2-4 unit buildings | 9.4% | 11.0% | +17% |
| Share of homes detached | 66.2% | 58.6% | -11% |
| Degree holders, age 25+ | 33.4% | 21.3% | -36% |
| Workers on their own account | 8.5% | 5.4% | -36% |
| Renters paying 30%+ of income | 43.7% | 45.1% | +3% |
| Units sitting vacant | 10.8% | 6.9% | -36% |
| Typical construction year | 1975 | 1967 | |
| Annual rent divided by value | 4.9% | 6.3% | +29% |
| Households that rent | 32.2% | 41.8% | +30% |
| Residents (Census estimate) | 5,914,872 | 44,494 |
About 41.8% of occupied homes in Fond du Lac are renter-occupied, well above the Wisconsin median of 32%, a balanced mix of owners and tenants. Median household income of $62,260 (about 20% below the Wisconsin median of $77,485) sets the ceiling for rent growth, and 45% of renters already spend 30 percent or more of income on rent.
Housing stock and vacancy in Fond du Lac
Buildings with two or more units make up about 36% of Fond du Lac's housing, including 11% in two to four unit buildings and 17% in buildings of five to 19 units. With 1967 as the median build year, expect aging HVAC and roofs and ask for the dates of the last replacements.
About 7% of Fond du Lac's housing units are vacant, and the rental vacancy rate (units for rent against rented plus for-rent units) works out to 6.1%.
How investors should read Fond du Lac
A 6.3% gross yield makes Fond du Lac a market where the ratio is achievable but not automatic. A few hundred dollars of extra insurance or dues can decide a borderline file. Mid-aged stock (median built 1967) means many roofs and HVAC units are near the end of their lives, so ask for installation dates. A 42% renter share is large enough to keep units leased, so location relative to jobs and schools drives rent more than the market as a whole.
Taxes, insurance and hazards in Fond du Lac
Homeowners in Fond du Lac paid a median $3,074 in real estate taxes, about 19% below the Wisconsin median of $3,792, an effective rate near 1.77% of home value against 1.42% statewide. Set beside the median rent, the tax alone consumes about 28% of annual rent.
Insurance follows risk. FEMA's National Risk Index lists Fond du Lac County as relatively low overall, with cold waves (relatively high), strong wind (relatively high) and hail (relatively moderate) as the main drivers.
| Hazard in Fond du Lac County, FEMA index | Level |
|---|---|
| Tornadoes exposure | Relatively Moderate |
| Hail exposure | Relatively Moderate |
| Strong wind exposure | Relatively High |
| Cold waves exposure | Relatively High |
| Social vulnerability score | Very Low |
| Annualized loss estimate | Relatively Low |
| Composite risk | Relatively Low |
Insurance belongs in the ratio from day one, so get a landlord quote for the Fond du Lac address and ask about roof age, wind or hail deductibles and flood cover.
Running the numbers in Fond du Lac
At the city medians a DSCR file in Fond du Lac has $657 a month after taxes to cover principal, interest, insurance and dues if the ratio is 1.00, or $474 if the ratio is 1.25. Those two numbers show why insurance quotes and tax estimates come first.
Registration, deposits and nightly stays in Fond du Lac
Local rental rules in Fond du Lac are not summarized here because we could not verify them from a city source. Ask the city and Fond du Lac County about registration, inspection and short-term rental requirements, and confirm what an HOA allows. On lodging taxes, a Fond du Lac host should read this first. Wisconsin taxes short-term lodging of under a month, requires a marketplace that processes the guest's payment to collect state sales tax, and leaves municipal room taxes to be filed with each taxing municipality.
After move-out, the Fond du Lac owner has 21 days to return the deposit or account for deductions.
Fond du Lac next to nearby cities
Sheboygan's median home value of $174,200 is the group's floor and Waukesha's $315,500 its ceiling, while Fond du Lac is $173,700.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| Waukesha | 41% | $4,511 | $315,500 | 71,233 | $1,219 |
| Sheboygan | 39% | $2,714 | $174,200 | 49,645 | $924 |
| Appleton | 33% | $3,588 | $231,400 | 75,023 | $1,030 |
| Oshkosh | 45% | $3,401 | $177,700 | 66,729 | $935 |
| Fond du Lac | 42% | $3,074 | $173,700 | 44,494 | $913 |
Tenants, jobs and anchors in Fond du Lac
5.4% of employed residents work for themselves, which matters here because DSCR lending does not ask for tax returns or pay stubs. The same survey shows government workers are about 9% of employment, 21% of adults hold a bachelor's degree or higher and 10% of commuters travel 45 minutes or more.
Education is part of the Fond du Lac rental picture, with Moraine Park Technical College and Wisconsin Technical College System among the institutions listed. For getting around, Fond du Lac has interstate access via I-41 and air service through Fond du Lac County Airport and Appleton International Airport, which matters to commuters and to out-of-town owners planning a visit.
Putting a Fond du Lac file together
Bring the Fond du Lac numbers to a loan officer: the rent, the taxes, the insurance and your reserves. Apply online or ask for a quote, and use the calculator to preview the ratio.
More Wisconsin markets
- All Wisconsin DSCR loans
- DSCR loans in Oshkosh, WI
- DSCR loans in Appleton, WI
- DSCR loans in Sheboygan, WI
- DSCR loans in Waukesha, WI
- Every market we cover
Sources and data notes
- Wisconsin tax source: Wisconsin DOR Publication 219
- 2020 to 2024 ACS data used for Fond du Lac
- FEMA risk data used for Fond du Lac
- Fond du Lac overview (Wikipedia)
- Wisconsin security deposit statute (Wis. Stat. 704.28; Wis. Admin. Code ATCP 134.06)
Census figures are 2020 to 2024 ACS five-year estimates for Fond du Lac and carry margins of error. Wisconsin landlord-tenant summaries draw on the RedFlagLease dataset (CC BY 4.0) and the statutes linked above. Facts were checked in October 2026, and rules change.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
What rent number goes into a Fond du Lac, WI DSCR calculation?
It comes from a lease or from the market rent in the appraisal, whichever the program uses. Against that, the Fond du Lac median is $913.
How is the DSCR figure built for a Fond du Lac property?
They do. Rent of $913 divided by 1.25 gives about $730 as the payment ceiling, and $256 of that is spoken for by the median Fond du Lac tax bill.
How high are property taxes in Fond du Lac?
Fond du Lac owners report a median $3,074 in annual real estate taxes, an effective 1.77% (Wisconsin: 1.42%). Your own bill depends on the assessed value after purchase.
Do DSCR lenders count short-term rental income in Fond du Lac?
Where lender guidelines allow it, yes, with platform history or a market projection. First confirm that Fond du Lac and any HOA permit stays under 30 days, and that you can register for Wisconsin lodging tax.
What are the security deposit rules for a Wisconsin landlord?
Return is due within 21 days after the tenant leaves. The governing section is Wis. Stat. 704.28; Wis. Admin. Code ATCP 134.06.
Is flood or storm risk a concern for a Fond du Lac rental?
At the county level FEMA calls overall risk relatively low. Insurance, not the index, shows up in the ratio, so price a policy for the Fond du Lac address.
Can a company be the borrower on a Fond du Lac purchase?
Many Fond du Lac investors do, though no rule forces it. The loan is secured by the property either way, and the lender will check who controls the company.