Caledonia Property Management
Property management for Caledonia investors. A 98% occupancy rate, 97.2% placement rate, and a 88.76% lease renewal rate.
The Gap Between Rent Collected And Returns Earned
Caledonia covers a large geographic footprint between Racine and the Milwaukee County line, and the rental market reflects that range. Older lakeshore housing on the eastern edge, postwar single-family in the interior, and newer subdivision construction along the western corridor produce a varied investor opportunity that benefits from a manager who treats each property on its own terms. The village carries a quiet, peaceful character overall, shaped by a mix of smaller inland lakes and green space, and it has become a genuine bedroom community for residents who work in Chicago or its suburbs but want more affordable housing than they'd find closer to the city. Performance Asset Management (PAM) was founded in 2010 to manage rentals as long-term assets across all six counties of Southeastern Wisconsin. Our residents renew at 88.76%, well above the industry average of 54%, which compounds significantly in a market where family-renter tenancies often run for years.
Rent Collection vs Asset Management
Most property managers collect rent. PAM runs your property as the asset it is, with numbers to show what that earns you.
8% of Collected Rent
Capped at $250 per month. Fees waived when the property is vacant. No trip charges, no setup fees, no termination fees.
See our fee structureResidents Who Stay
Industry average is around 54%. Top performers reach 70 to 80%. PAM hits 88.76% through our "humanation" approach to resident retention.
Caledonia Asset Management Reporting
Every engagement starts with a free CapEx and IncomeEx inspection, so you see future cost exposure before it shows up on your statement.
Six Stackable Guarantees
Exit, Results, Leasing, Eviction, Pet, and Same-Day Service Guarantees. Cancel anytime with one day's notice and zero termination fees.
Walk through the IRR Calculator to see projected returns based on your property, hold period, and management costs.
Six Integrated Services — End To End
We don't hand you a menu of à la carte add-ons. We run all six end to end. Hover any service to read more.
Rental Marketing
Listings push to 50+ advertising platforms, with disciplined market-rent pricing grounded in a free CMA before listing.
Resident Screening
Applications reviewed against 24 months of rental payment history, net income, and bank balance — driving a sub-1% eviction rate for 17 years.
Rent Collection
ACH direct deposit through our resident portal — fast, traceable, automatic. PAM fees apply only to rent that actually arrives in your account.
Maintenance Coordination
24/7 response through our resident portal at $10 per work order, with vendor costs passed through at vendor rates. Same-day resident service.
Accounting & Reporting
Monthly investor statements plus CapEx forecasts, IncomeEx breakdowns, and full IRR calculations — every metric included in your management fee.
Eviction Protection
Coverage for the cost of a simple uncontested eviction (some restrictions apply). PAM's eviction rate has held under 1% for 17 straight years.
What The Market Looks Like Right Now
Caledonia behaves like several rental sub-markets stitched together by one village boundary: older single-family with lake-proximity premiums east of Highway 32, postwar ranches and split-levels through the central streets, and newer western subdivisions carrying family-renter demand much like Franklin.
A lakefront property and a western-subdivision property draw meaningfully different renter pools and price points, so knowing which sub-market you're in is the whole pricing decision. PAM's CMA process grounds the rent target in the comparable set that actually applies. Demand has stayed firm, helped by I-94 access to both the Racine and Milwaukee labor markets and a growing pool of Chicago-area commuters.
Winter seasonality slows leasing across Milwaukee between November and February, which is why we price Caledonia units to the market rather than to aspiration: the price is the problem when a unit sits empty through a Wisconsin January.
Want to see what your property is worth as an investment? Walk through it with PAM's IRR Calculator →
A Three-Step Engagement, Built To Last
Starts before a resident moves in. Continues through the full hold period.
Free Market Analysis
We pull a CMA for your address, set rent at market (not aspiration), and walk the property to scope rent-ready vs. move-in-ready work. No cost.
Resident Placement
Listings go live across 50+ platforms with 24-month screening, and the Leasing Guarantee covers any PAM-placed resident who leaves before 12 months.
Ongoing Asset Management
Monthly investor statements, CapEx and IncomeEx inspections twice a year, lease renewals at the 88.76% rate, and 24/7 maintenance via our resident portal.
Not Sure What Your Current Renewal Rate Is? Find Out
If your manager doesn't know the number, that itself is a signal worth a 15-minute conversation.
Six Fees Most Caledonia Managers Stack — None Of Them On A PAM Invoice
Monthly management is 8% of collected rent, capped at $250/mo. Placement is 100% of first month, capped at $1,500. Lease renewal is $300 flat. Maintenance coordination is $10/work-order. That is the full list.
Full breakdown lives on our pricing and fees page.
Four-Point-Seven Stars, Seventeen Years Of Reviews
From investors and residents across Caledonia and the greater Milwaukee area. Read our reviews.
The Questions Caledonia Investors Ask Most
The average lease renewal rate in Caledonia runs around 74%, which reflects a resident base that tends to settle in rather than move frequently.
The vacancy rate in Caledonia is around 1%, a sign of steady, consistent demand for the village's rental housing.
The likelihood of eviction in Caledonia is also around 1%, which is consistent with a stable, long-tenured resident base.
Caledonia attracts mostly families, along with a notable share of residents who commute into Chicago or its suburbs for work and choose Caledonia specifically because it offers more affordable living than comparable housing closer to Chicago.
Caledonia is very walkable, with a village-wide layout that supports an easy, unhurried pace of life.
The quality of living in Caledonia is high, driven by its quiet, peaceful character and its blend of small inland lakes with abundant green space throughout the village.
Local attractions in the area include Bear Paw Beach & Adventure Island, Crawford Park, the Seven Mile Fair, and Husher Pub & Grill, giving residents a solid mix of outdoor recreation and casual dining close to home.
Still have a question? Call (414) 368-0460 — fifteen minutes is enough to walk through your portfolio.
We manage every property like it's our own, because your success is our business. Your annual performance is our forever reputation.
Schedule A 15-Minute Call
With Jim Miller
Find out what an 88.76% renewal rate and disciplined CMA pricing could mean for your Caledonia property.