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Van Buren County/Allegan/49010

49010

ZIPSAFMR
Van Buren County, MI
Zillow

ZIP Investment Score

61Below average

095130300
BRFMR
Eff. Rent
0 BR$960$960
1 BR$970$970
2 BR$1,270$1,270
3 BR$1,550$1,550
4 BR$1,820$1,820
5 BR$2,093Not available
6 BR$2,407Not available
7 BR$2,768Not available
8 BR$3,183Not available

Purchase Price Calculator

Maximum purchase price
$126,805

Cost breakdown

+Likely effective rent$1,270
HUD FMRUsed$1,270
Market rentN/A
Est. payment standardN/A
-Principal and interest-$641
Loan amount$101,444
Down payment$25,361
Rate6.50%
Term30 years
-Operating costs-$429
Property taxes-$127
Insurance-$175
Utilities$0
HOA$0
Management-$127
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$20,585(81.2% ROI)
Projected value
$136,555
Return breakdown
Property appreciation+$9,750
Loan principal paid down+$3,634
Rental cash flow+$7,200
5-year hold
+$35,144(138.6% ROI)
Projected value
$143,468
Return breakdown
Property appreciation+$16,663
Loan principal paid down+$6,481
Rental cash flow+$12,000
10-year hold
+$74,960(295.6% ROI)
Projected value
$162,321
Return breakdown
Property appreciation+$35,516
Loan principal paid down+$15,444
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
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Mortgage rate
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ZIP 49010 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 49010 (Allegan, MI) is $1,270 a month. That is up 5.0% from $1,210 in FY 2026. Allegan 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, 49010 has the 4th-highest two-bedroom rent (county range $1,010–$1,450). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 49010 is 17% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 49010
BedroomsFY 2027Change90–110% range
Studio$960+4.3%$864–$1,056
1BR$970+5.4%$873–$1,067
2BR$1,270+5.0%$1,143–$1,397
3BR$1,550+2.6%$1,395–$1,705
4BR$1,820+8.3%$1,638–$2,002

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 49010
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$960$970$1,270$1,550$1,820
FY 2026$920$920$1,210$1,510$1,680
FY 2025$800$800$1,050$1,340$1,410
FY 2024area FMR$653$734$964$1,255$1,284
FY 2023area FMR$590$653$855$1,099$1,149

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

Two-bedroom rent in nearby Van Buren County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 49010
49009$1,250−1.6%
49010Current$1,270—
49013$1,130−11.0%
49022$1,080−15.0%
49026$1,150−9.4%
49027$1,050−17.3%
49038$1,120−11.8%
49043$1,140−10.2%
49045$1,010−20.5%
49047$1,070−15.7%
49055$1,150−9.4%
49056$1,230−3.1%

Questions about ZIP 49010 rents

How much will Section 8 pay for a two-bedroom in ZIP 49010?

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 $1,270 it would be $1,143 to $1,397. 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 49010 in?

ZIP 49010 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 49010 for FY 2027?

The two-bedroom FMR rose 5.0%, from $1,210 in FY 2026 to $1,270 in FY 2027. Since FY 2025 it has risen 21.0%.

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