49022

ZIPSAFMR

Van Buren County, MI

ZIP Investment Score

90Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$750	$830	4.4%
1 BR	$830	$910	3.4%
2 BR	$1,080	$1,080	3.3%
3 BR	$1,420	$1,320	4.1%
4 BR	$1,420	$1,500	2.5%
5 BR	$1,633	Not available	2.5%
6 BR	$1,878	Not available	2.5%
7 BR	$2,160	Not available	2.5%
8 BR	$2,484	Not available	2.5%

Purchase Price Calculator

Maximum purchase price

$98,571

Cost breakdown

+Likely effective rent$1,080

HUD FMR$1,080

Market rent$1,080

Est. payment standard (100%)Used$1,080

-Principal and interest-$498

Loan amount$78,857

Down payment$19,714

Rate6.50%

Term30 years

-Operating costs-$382

Property taxes-$99

Insurance-$175

Utilities$0

HOA$0

Management-$108

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$17,604(89.3% ROI)

Projected value

$106,150

Return breakdown

Property appreciation+$7,579

Loan principal paid down+$2,825

Rental cash flow+$7,200

5-year hold

+$29,991(152.1% ROI)

Projected value

$111,524

Return breakdown

Property appreciation+$12,953

Loan principal paid down+$5,038

Rental cash flow+$12,000

10-year hold

+$63,613(322.7% ROI)

Projected value

$126,179

Return breakdown

Property appreciation+$27,608

Loan principal paid down+$12,005

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.70ratio

FMR$750

Market$1,070

vs market-$320

FMR is below market; voucher rent may lag private rents.

0.70

1 BR

0.77ratio

FMR$830

Market$1,080

vs market-$250

FMR is below market; voucher rent may lag private rents.

0.77

2 BR

1.00ratio

FMR$1,080

Market$1,080

vs market+$0

FMR is near market; voucher and private rents are aligned.

1.00

3 BR

1.08ratio

FMR$1,420

Market$1,320

vs market+$100

FMR is near market; voucher and private rents are aligned.

1.08

4 BR

0.92ratio

FMR$1,420

Market$1,550

vs market-$130

FMR is near market; voucher and private rents are aligned.

0.92

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 49022 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 49022 (Benton Harbor, MI) is $1,080 a month. That is up 0.9% from $1,070 in FY 2026. Benton Harbor 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, 49022 has the 14th-highest two-bedroom rent (county range $1,010–$1,450).

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 49022
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$740	$750	+1.4%	$675–$825
1BR	$820	$830	+1.2%	$747–$913
2BR	$1,070	$1,080	+0.9%	$972–$1,188
3BR	$1,410	$1,420	+0.7%	$1,278–$1,562
4BR	$1,420	$1,420	0.0%	$1,278–$1,562

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 49022
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$750	$830	$1,080	$1,420	$1,420
FY 2026	$740	$820	$1,070	$1,410	$1,420
FY 2025	$690	$770	$1,010	$1,300	$1,340
FY 2024	$660	$750	$980	$1,260	$1,320
FY 2023	$680	$690	$900	$1,160	$1,280

Two-bedroom rent in nearby Van Buren County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 49022
49009	$1,250	+15.7%
49010	$1,270	+17.6%
49013	$1,130	+4.6%
49022Current	$1,080	—
49026	$1,150	+6.5%
49027	$1,050	−2.8%
49038	$1,120	+3.7%
49043	$1,140	+5.6%
49045	$1,010	−6.5%
49047	$1,070	−0.9%
49055	$1,150	+6.5%
49056	$1,230	+13.9%

Questions about ZIP 49022 rents

How much will Section 8 pay for a two-bedroom in ZIP 49022?

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 $1,080 it would be $972 to $1,188. 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 49022 in?

ZIP 49022 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 49022 for FY 2027?

The two-bedroom FMR rose 0.9%, from $1,070 in FY 2026 to $1,080 in FY 2027. Since FY 2023 it has risen 20.0%.

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 rent Benton Harbor, MI fair market rent MI statewide rents What is SAFMR?Data sources