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Shiawassee County/Morrice/48857

48857

ZIPSAFMR
Shiawassee County, MI
Zillow

ZIP Investment Score

113Above average

095130300
BRFMR
Eff. Rent
0 BR$930$930
1 BR$960$960
2 BR$1,260$1,260
3 BR$1,690$1,690
4 BR$1,910$1,910
5 BR$2,197Not available
6 BR$2,526Not available
7 BR$2,905Not available
8 BR$3,341Not available

Purchase Price Calculator

Maximum purchase price
$125,319

Cost breakdown

+Likely effective rent$1,260
HUD FMRUsed$1,260
Market rentN/A
Est. payment standardN/A
-Principal and interest-$634
Loan amount$100,255
Down payment$25,064
Rate6.50%
Term30 years
-Operating costs-$426
Property taxes-$125
Insurance-$175
Utilities$0
HOA$0
Management-$126
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$20,428(81.5% ROI)
Projected value
$134,955
Return breakdown
Property appreciation+$9,636
Loan principal paid down+$3,592
Rental cash flow+$7,200
5-year hold
+$34,873(139.1% ROI)
Projected value
$141,787
Return breakdown
Property appreciation+$16,468
Loan principal paid down+$6,405
Rental cash flow+$12,000
10-year hold
+$74,363(296.7% ROI)
Projected value
$160,419
Return breakdown
Property appreciation+$35,100
Loan principal paid down+$15,263
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
--
Mortgage rate
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ZIP 48857 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 48857 (Morrice, MI) is $1,260 a month. That is up 0.8% from $1,250 in FY 2026. Morrice is in the Shiawassee County, MI 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 $1,085. Among 21 ZIP codes in Shiawassee County, 48857 has the 7th-highest two-bedroom rent (county range $1,010–$1,640). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 48857 is 16% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 48857
BedroomsFY 2027Change90–110% range
Studio$930+1.1%$837–$1,023
1BR$960+1.1%$864–$1,056
2BR$1,260+0.8%$1,134–$1,386
3BR$1,690+1.2%$1,521–$1,859
4BR$1,910+3.8%$1,719–$2,101

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 48857
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$930$960$1,260$1,690$1,910
FY 2026$920$950$1,250$1,670$1,840
FY 2025$800$810$1,060$1,420$1,540
FY 2024$780$780$1,030$1,390$1,450
FY 2023$730$740$970$1,310$1,370

Two-bedroom rent in nearby Shiawassee County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 48857
48649$1,010−19.8%
48817$1,150−8.7%
48831$1,150−8.7%
48836$1,320+4.8%
48840$1,310+4.0%
48841$1,150−8.7%
48848$1,150−8.7%
48857Current$1,260—
48866$1,150−8.7%
48867$1,040−17.5%
48872$1,320+4.8%
48882$1,090−13.5%

Questions about ZIP 48857 rents

How much will Section 8 pay for a two-bedroom in ZIP 48857?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,085, which applies unless the housing authority uses Small Area FMRs, that basic range is $977 to $1,194 a month; under the ZIP-level Small Area FMR of $1,260 it would be $1,134 to $1,386. 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 48857 in?

ZIP 48857 is in the Shiawassee County, MI non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,085.

How much did fair market rent change in ZIP 48857 for FY 2027?

The two-bedroom FMR rose 0.8%, from $1,250 in FY 2026 to $1,260 in FY 2027. Since FY 2023 it has risen 29.9%.

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 rentMorrice, MI fair market rentMI statewide rentsWhat is SAFMR?Data sources