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Jefferson County/Watertown/53094

53094

ZIPSAFMR
Jefferson County, WI
Zillow

ZIP Investment Score

70Below average

095130300
BRFMR
Eff. Rent
0 BR$840$920
1 BR$950$1,000
2 BR$1,200$1,320
3 BR$1,620$1,570
4 BR$1,640$1,610
5 BR$1,886Not available
6 BR$2,169Not available
7 BR$2,494Not available
8 BR$2,868Not available

Purchase Price Calculator

Maximum purchase price
$134,235

Cost breakdown

+Likely effective rent$1,320
HUD FMR$1,200
Market rent$1,430
Est. payment standard (110%)Used$1,320
-Principal and interest-$679
Loan amount$107,388
Down payment$26,847
Rate6.50%
Term30 years
-Operating costs-$441
Property taxes-$134
Insurance-$175
Utilities$0
HOA$0
Management-$132
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,369(79.6% ROI)
Projected value
$144,556
Return breakdown
Property appreciation+$10,321
Loan principal paid down+$3,847
Rental cash flow+$7,200
5-year hold
+$36,501(136.0% ROI)
Projected value
$151,875
Return breakdown
Property appreciation+$17,640
Loan principal paid down+$6,861
Rental cash flow+$12,000
10-year hold
+$77,946(290.3% ROI)
Projected value
$171,832
Return breakdown
Property appreciation+$37,597
Loan principal paid down+$16,349
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.87
1 BR
0.92
2 BR
0.84
3 BR
1.03
4 BR
1.02
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 53094 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 53094 (Watertown, WI) is $1,200 a month. That is up 2.6% from $1,170 in FY 2026. Watertown is in the Jefferson County, WI non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,209. Among 19 ZIP codes in Jefferson County, 53094 has the 15th-highest two-bedroom rent (county range $1,090–$1,530). The median county two-bedroom FMR in Wisconsin is $1,041, so ZIP 53094 is 15% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 53094
BedroomsFY 2027Change90–110% range
Studio$840+3.7%$756–$924
1BR$950+2.2%$855–$1,045
2BR$1,200+2.6%$1,080–$1,320
3BR$1,620+4.5%$1,458–$1,782
4BR$1,640+5.8%$1,476–$1,804

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 53094
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$840$950$1,200$1,620$1,640
FY 2026$810$930$1,170$1,550$1,550
FY 2025$770$870$1,120$1,480$1,480
FY 2024area FMR$719$812$1,061$1,415$1,420
FY 2023area FMR$671$763$1,004$1,370$1,384

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Jefferson County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 53094
53036$1,360+13.3%
53038$1,390+15.8%
53066$1,410+17.5%
53094Current$1,200—
53098$1,250+4.2%
53118$1,440+20.0%
53119$1,210+0.8%
53137$1,260+5.0%
53156$1,090−9.2%
53178$1,310+9.2%
53190$1,170−2.5%
53523$1,530+27.5%

Questions about ZIP 53094 rents

How much will Section 8 pay for a two-bedroom in ZIP 53094?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,209, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,088 to $1,330 a month; under the ZIP-level Small Area FMR of $1,200 it would be $1,080 to $1,320. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 53094 in?

ZIP 53094 is in the Jefferson County, WI non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,209.

How much did fair market rent change in ZIP 53094 for FY 2027?

The two-bedroom FMR rose 2.6%, from $1,170 in FY 2026 to $1,200 in FY 2027. Since FY 2025 it has risen 7.1%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentWatertown, WI fair market rentWI statewide rentsWhat is SAFMR?Data sources