Location: Juneau County, WI | Metro: Adams County, WI
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $760 |
| 1 Bedroom | $780 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,240 |
| 4 Bedrooms | $1,340 |
| 5 Bedrooms | $1,554 |
| 6 Bedrooms | $1,740 |
| 7 Bedrooms | $1,879 |
| 8 Bedrooms | $1,973 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $216,823 | 0.47% | F |
| 3BR | $1,240 | $274,826 | 0.45% | F |
U.S. Census Bureau data (2024)
The Section 8 housing market in ZIP code 54646, encompassing Necedah, WI, and parts of Juneau County, presents a unique opportunity for investors. The HUD Fair Market Rent (FMR) for the Juneau County metro area for fiscal year 2026 is set at $970, while the market rent based on Census ACS data stands at $944. This means that voucher tenants will generally cashflow at the FMR rate, providing a positive financial outlook for landlords.
To further analyze the investment potential, consider the median home value in the area, which is $226,761. Using this figure, we can calculate the rent-to-price ratio. With an average monthly rent of $944, the annual rent would be approximately $11,328. Dividing this by the median home value gives us a rent-to-price ratio of about 0.005%, indicating that rental income alone does not significantly offset the cost of property ownership. However, this ratio is useful for comparing the relative attractiveness of renting versus buying in the area.
The dynamics between days on market (DOM) and price cuts can also inform investment decisions. In this case, the median DOM is listed as N/A, suggesting either insufficient data or stable sales conditions where homes sell quickly. Similarly, the 0.1% share of properties making price cuts indicates that sellers rarely need to reduce their asking prices, pointing towards a robust local real estate market.
In conclusion, for Section 8 investors, the strongest angle in ZIP 54646 is cashflow. Voucher tenants pay a rent that exceeds the current market rate, ensuring positive cash flow for landlords. While appreciation and stability are also factors, the guaranteed income from voucher tenants makes cashflow the most compelling reason to invest in this area.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.