Location: Portage County, WI | Metro: Wausau, WI MSA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $720 |
| 1 Bedroom | $810 |
| 2 Bedrooms | $1,040 |
| 3 Bedrooms | $1,360 |
| 4 Bedrooms | $1,370 |
| 5 Bedrooms | $1,589 |
| 6 Bedrooms | $1,780 |
| 7 Bedrooms | $1,922 |
| 8 Bedrooms | $2,018 |
U.S. Census Bureau data (2024)
The ZIP code 54473, located in Portage County, WI, presents a strategic opportunity for inclusion in a Section 8 real-estate portfolio. It serves primarily as a cash-flow anchor due to the significant spread between the Fair Market Rent (FMR) and the actual market rent. For fiscal year 2024, the FMR for a two-bedroom apartment in ZIP 54473 is set at $910, while the current market rent stands at $775. This means that landlords participating in the Section 8 program can expect to receive a higher rental income compared to the local market rate, thereby securing a steady and reliable cash flow.
The median home value in ZIP 54473 is $299,329, indicating that it is a relatively affordable area for both homeowners and renters. However, the key financial benefit for a landlord in this ZIP code lies in the guaranteed rent through the Section 8 voucher program, which compensates for any potential lower market rents. The difference of $135 between the FMR and the market rent suggests that landlords can achieve positive cash flow even when accounting for property management costs and maintenance expenses.
ZIP 54473 does not present itself as an appreciation play, given the lack of data on price-cut shares and days on market (DOM), which are indicators of market growth and demand. Instead, it offers a stable environment for long-term investment. With a 10.4% renter share and a median income of $80,038, the area shows moderate rental demand and a reasonable level of economic stability, making it a suitable diversifier within a larger portfolio. This mix ensures that investors are not overly exposed to the risks associated with either volatile appreciation markets or purely cash-flow driven investments.
In conclusion, ZIP 54473 should be considered a cash-flow anchor within a Section 8 portfolio strategy. The substantial spread between the FMR and the market rent provides a clear advantage, ensuring landlords receive a higher, government-backed rental income. While it also offers some diversification benefits, the primary appeal lies in its ability to generate consistent cash flow, which is essential for maintaining a stable and profitable real-estate investment portfolio.
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.