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St. Joseph County/White Pigeon/49099

49099

ZIPSAFMR
St. Joseph County, MI
Zillow

ZIP Investment Score

80Below average

095130300
BRFMR
Eff. Rent
0 BR$810$810
1 BR$870$870
2 BR$1,120$1,120
3 BR$1,480$1,480
4 BR$1,590$1,590
5 BR$1,828Not available
6 BR$2,103Not available
7 BR$2,418Not available
8 BR$2,781Not available

Purchase Price Calculator

Maximum purchase price
$104,515

Cost breakdown

+Likely effective rent$1,120
HUD FMRUsed$1,120
Market rentN/A
Est. payment standardN/A
-Principal and interest-$528
Loan amount$83,612
Down payment$20,903
Rate6.50%
Term30 years
-Operating costs-$392
Property taxes-$105
Insurance-$175
Utilities$0
HOA$0
Management-$112
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$18,232(87.2% ROI)
Projected value
$112,551
Return breakdown
Property appreciation+$8,036
Loan principal paid down+$2,996
Rental cash flow+$7,200
5-year hold
+$31,076(148.7% ROI)
Projected value
$118,249
Return breakdown
Property appreciation+$13,734
Loan principal paid down+$5,342
Rental cash flow+$12,000
10-year hold
+$66,002(315.8% ROI)
Projected value
$133,788
Return breakdown
Property appreciation+$29,273
Loan principal paid down+$12,729
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 49099 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 49099 (White Pigeon, MI) is $1,120 a month. That is up 7.7% from $1,040 in FY 2026. White Pigeon is in the St. Joseph 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 $1,046. Among 15 ZIP codes in St. Joseph County, 49099 has the 5th-highest two-bedroom rent (county range $1,010–$1,210). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 49099 is 3% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 49099
BedroomsFY 2027Change90–110% range
Studio$810+9.5%$729–$891
1BR$870+8.8%$783–$957
2BR$1,120+7.7%$1,008–$1,232
3BR$1,480+5.7%$1,332–$1,628
4BR$1,590+4.6%$1,431–$1,749

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 49099
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$810$870$1,120$1,480$1,590
FY 2026$740$800$1,040$1,400$1,520
FY 2025$670$730$940$1,280$1,410
FY 2024$710$800$910$1,190$1,410
FY 2023$640$670$830$1,110$1,210

Two-bedroom rent in nearby St. Joseph County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 49099
49040$1,020−8.9%
49042$1,020−8.9%
49052$1,060−5.4%
49066$1,180+5.4%
49067$1,090−2.7%
49072$1,130+0.9%
49075$1,080−3.6%
49087$1,060−5.4%
49091$1,080−3.6%
49093$1,030−8.0%
49097$1,050−6.2%
49099Current$1,120—

Questions about ZIP 49099 rents

How much will Section 8 pay for a two-bedroom in ZIP 49099?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,046, which applies unless the housing authority uses Small Area FMRs, that basic range is $941 to $1,151 a month; under the ZIP-level Small Area FMR of $1,120 it would be $1,008 to $1,232. 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 49099 in?

ZIP 49099 is in the St. Joseph County, MI non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,046.

How much did fair market rent change in ZIP 49099 for FY 2027?

The two-bedroom FMR rose 7.7%, from $1,040 in FY 2026 to $1,120 in FY 2027. Since FY 2023 it has risen 34.9%.

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