Location: Shawano County, WI | Metro: Appleton, WI MSA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $780 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,120 |
| 3 Bedrooms | $1,540 |
| 4 Bedrooms | $1,600 |
| 5 Bedrooms | $1,856 |
| 6 Bedrooms | $2,079 |
| 7 Bedrooms | $2,245 |
| 8 Bedrooms | $2,357 |
U.S. Census Bureau data (2024)
The investment landscape in ZIP code 54107 presents several challenges for potential Section 8 landlords and small-portfolio investors. One significant issue is tenant turnover. The market rent stands at $726, which is notably lower than the Fair Market Rent (FMR) of $910 for FY 2024. This discrepancy suggests that tenants might be attracted to higher-paying jobs or better housing options outside of the subsidized program, leading to increased turnover rates.
Vacancy exposure is another concern. The Days on Market (DOM) figure is not available, indicating a lack of recent sales data. This absence makes it difficult to predict how long properties might remain vacant between tenancies, increasing the financial risk for landlords.
Deferred maintenance poses a threat due to the relatively low median income of $79,815 compared to the typical home value of $302,836. Landlords must be prepared to invest significantly in property upkeep and repairs, as tenants may not have the resources to contribute to such expenses. This can strain cash flow and reduce profitability.
However, these risks are tempered by the high renter share in the area, which is 21.4%. High renter density typically correlates with greater demand for housing vouchers, ensuring a steady stream of Section 8 tenants. This factor helps mitigate some of the financial uncertainties associated with the program.
Verdict: Moderate risk for a first-time Section 8 landlord.
Data Sources: FMR data from HUD (2027). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.