Location: Rusk County, WI | Metro: Rusk County, WI
| Unit Size | Monthly FMR |
|---|---|
| Studio | $740 |
| 1 Bedroom | $780 |
| 2 Bedrooms | $1,020 |
| 3 Bedrooms | $1,300 |
| 4 Bedrooms | $1,340 |
| 5 Bedrooms | $1,554 |
| 6 Bedrooms | $1,740 |
| 7 Bedrooms | $1,879 |
| 8 Bedrooms | $1,973 |
U.S. Census Bureau data (2024)
The analysis of the Section 8 cap rate for ZIP code 54895 reveals some interesting insights into the potential investment returns for landlords and small-portfolio investors. To start, let's annualize the two-bedroom Fair Market Rent (FMR) and market rent figures provided.
The annualized Section 8 rent for a two-bedroom property in ZIP 54895 is calculated at $1,070 per month, resulting in an annual rent of $12,840. This figure represents the federal guideline for what a landlord can charge for a two-bedroom unit under the Section 8 Housing Choice Voucher program. The median home value in this area is $260,565, which gives us an implied gross yield of approximately 4.93%. This calculation is derived by dividing the annualized Section 8 rent by the median home value: $12,840 / $260,565 = 0.0493 or 4.93%.
On the other hand, the market rent for a two-bedroom property is reported at $833 per month, leading to an annual rent of $9,996. When compared to the median home value, this scenario implies a gross yield of about 3.84%. This calculation is based on the same principle: $9,996 / $260,565 = 0.0384 or 3.84%.
The gross yield comparison clearly shows that the Section 8 scenario offers a higher return on investment compared to the market rent scenario. However, it is important to consider the broader context of the rental market in ZIP 54895. With a renter density of only 8.6%, the demand for rental properties, particularly those under the Section 8 program, might be lower. Additionally, the lack of data on days on market (DOM) suggests either a stable market where properties are quickly rented out or a less active market where vacancies persist longer. Given these factors, the market rent scenario, while offering a lower gross yield, might be more realistic due to the limited number of renters and the potential difficulty in finding tenants willing to participate in the Section 8 program.
In conclusion, while the Section 8 program provides a higher gross yield of 4.93% compared to the market rent yield of 3.84%, the actual performance may vary based on the local rental dynamics and the willingness of tenants to enroll in the Section 8 program. Landlords and investors should carefully weigh these factors when considering investments in ZIP 54895.
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.