Location: Taylor County, WI | Metro: Eau Claire, WI MSA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $840 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,070 |
| 3 Bedrooms | $1,430 |
| 4 Bedrooms | $1,430 |
| 5 Bedrooms | $1,659 |
| 6 Bedrooms | $1,858 |
| 7 Bedrooms | $2,007 |
| 8 Bedrooms | $2,107 |
U.S. Census Bureau data (2024)
A decision tree for whether to buy into ZIP 54768 (Stanley, WI) for Section 8 investments hinges on three key questions:
1. Does the Fair Market Rent (FMR) of $960 cover the debt service on a property valued at $234,858?
Yes: The FMR of $960 is sufficient to clear the debt service if the mortgage payments are lower than this amount. This makes the area financially viable for Section 8 properties.
No: If the debt service exceeds $960 per month, then the investment would not be profitable under Section 8 guidelines. Landlords must ensure their monthly mortgage costs do not exceed the FMR to maintain financial stability.
2. How does the market rent of $738 compare to the FMR?
Above FMR: If the market rent were above $960, it would indicate that landlords could potentially earn more from private tenants than from Section 8 vouchers. However, in this case, the market rent is below the FMR, suggesting that Section 8 tenants would pay closer to the fair market value, making it a more attractive option.
At FMR: Not applicable here since the market rent is below the FMR.
Below FMR: With the market rent at $738, landlords would benefit from the higher FMR payment for Section 8 tenants, ensuring they receive closer to the fair market value for their property.
3. Is there sufficient rental demand with 32.4% of residents being renters and an unknown number of days on the market (DOM)?
It Depends: Given that 32.4% of the population are renters, there is some demand for rental properties. However, without knowing the average Days on Market (DOM), it's difficult to gauge how quickly properties can be leased. A low DOM indicates high demand and fast turnover, which is favorable for Section 8 investments. Conversely, a high DOM suggests a slower leasing process and possibly less demand.
In conclusion, if the debt service is below $960 and market rent is indeed lower than the FMR, Stanley, WI offers a stable opportunity for Section 8 investments. However, the lack of data on DOM introduces uncertainty regarding the speed of property turnover and overall rental market dynamics. Landlords must consider these factors carefully before making a decision.
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.