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Van Buren County/Kalamazoo/49009

49009

ZIPSAFMR
Van Buren County, MI
Zillow

ZIP Investment Score

81Below average

095130300
BRFMR
Eff. Rent
0 BR$960$950
1 BR$1,090$1,140
2 BR$1,250$1,350
3 BR$1,670$1,840
4 BR$1,770$1,950
5 BR$2,035Not available
6 BR$2,341Not available
7 BR$2,692Not available
8 BR$3,096Not available

Purchase Price Calculator

Maximum purchase price
$138,693

Cost breakdown

+Likely effective rent$1,350
HUD FMR$1,250
Market rent$1,400
Est. payment standard (108%)Used$1,350
-Principal and interest-$701
Loan amount$110,954
Down payment$27,739
Rate6.50%
Term30 years
-Operating costs-$449
Property taxes-$139
Insurance-$175
Utilities$0
HOA$0
Management-$135
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,839(78.7% ROI)
Projected value
$149,357
Return breakdown
Property appreciation+$10,664
Loan principal paid down+$3,975
Rental cash flow+$7,200
5-year hold
+$37,314(134.5% ROI)
Projected value
$156,918
Return breakdown
Property appreciation+$18,225
Loan principal paid down+$7,089
Rental cash flow+$12,000
10-year hold
+$79,737(287.5% ROI)
Projected value
$177,539
Return breakdown
Property appreciation+$38,846
Loan principal paid down+$16,892
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.01
1 BR
0.93
2 BR
0.89
3 BR
0.83
4 BR
0.81
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 49009 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 49009 (Kalamazoo, MI) is $1,250 a month. That is up 1.6% from $1,230 in FY 2026. Kalamazoo is in the Van Buren 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 $1,040. Among 24 ZIP codes in Van Buren County, 49009 has the 5th-highest two-bedroom rent (county range $1,010–$1,450). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 49009 is 15% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 49009
BedroomsFY 2027Change90–110% range
Studio$960+7.9%$864–$1,056
1BR$1,090+2.8%$981–$1,199
2BR$1,250+1.6%$1,125–$1,375
3BR$1,670+3.1%$1,503–$1,837
4BR$1,770+6.6%$1,593–$1,947

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 49009
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$960$1,090$1,250$1,670$1,770
FY 2026$890$1,060$1,230$1,620$1,660
FY 2025$880$1,060$1,260$1,670$1,780
FY 2024$790$960$1,160$1,550$1,630
FY 2023$810$950$1,160$1,530$1,660

Two-bedroom rent in nearby Van Buren County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 49009
49009Current$1,250—
49010$1,270+1.6%
49013$1,130−9.6%
49022$1,080−13.6%
49026$1,150−8.0%
49027$1,050−16.0%
49038$1,120−10.4%
49043$1,140−8.8%
49045$1,010−19.2%
49047$1,070−14.4%
49055$1,150−8.0%
49056$1,230−1.6%

Questions about ZIP 49009 rents

How much will Section 8 pay for a two-bedroom in ZIP 49009?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,040, which applies unless the housing authority uses Small Area FMRs, that basic range is $936 to $1,144 a month; under the ZIP-level Small Area FMR of $1,250 it would be $1,125 to $1,375. 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 49009 in?

ZIP 49009 is in the Van Buren County, MI non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,040.

How much did fair market rent change in ZIP 49009 for FY 2027?

The two-bedroom FMR rose 1.6%, from $1,230 in FY 2026 to $1,250 in FY 2027. Since FY 2023 it has risen 7.8%.

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