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Allegan County/Douglas/49406

49406

ZIPSAFMR
Allegan County, MI
Zillow

ZIP Investment Score

15Below average

095130300
BRFMR
Eff. Rent
0 BR$870$960
1 BR$870$960
2 BR$1,150$1,150
3 BR$1,430$1,430
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
$108,973

Cost breakdown

+Likely effective rent$1,150
HUD FMRUsed$1,150
Market rentN/A
Est. payment standardN/A
-Principal and interest-$551
Loan amount$87,178
Down payment$21,795
Rate6.50%
Term30 years
-Operating costs-$399
Property taxes-$109
Insurance-$175
Utilities$0
HOA$0
Management-$115
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$18,702(85.8% ROI)
Projected value
$117,352
Return breakdown
Property appreciation+$8,379
Loan principal paid down+$3,123
Rental cash flow+$7,200
5-year hold
+$31,890(146.3% ROI)
Projected value
$123,293
Return breakdown
Property appreciation+$14,320
Loan principal paid down+$5,570
Rental cash flow+$12,000
10-year hold
+$67,794(311.1% ROI)
Projected value
$139,495
Return breakdown
Property appreciation+$30,522
Loan principal paid down+$13,272
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.39
1 BR
0.39
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 49406 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 49406 (Douglas, MI) is $1,150 a month. That is up 10.6% from $1,040 in FY 2026. Douglas is in the Allegan 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 $1,296. Among 25 ZIP codes in Allegan County, 49406 is tied for the 19th-highest two-bedroom rent (county range $1,150–$1,810). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 49406 is 6% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 49406
BedroomsFY 2027Change90–110% range
Studio$870+10.1%$783–$957
1BR$870+8.8%$783–$957
2BR$1,150+10.6%$1,035–$1,265
3BR$1,430+9.2%$1,287–$1,573
4BR$1,590+9.7%$1,431–$1,749

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 49406
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$870$870$1,150$1,430$1,590
FY 2026$790$800$1,040$1,310$1,450
FY 2025$750$760$1,000$1,290$1,320
FY 2024area FMR$832$838$1,101$1,427$1,466
FY 2023area FMR$734$738$972$1,254$1,306

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

Two-bedroom rent in nearby Allegan County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 49406
49335$1,430+24.3%
49344$1,590+38.3%
49348$1,400+21.7%
49406Current$1,150—
49408$1,1500.0%
49419$1,430+24.3%
49423$1,530+33.0%
49426$1,660+44.3%
49434$1,530+33.0%
49450$1,410+22.6%
49453$1,1500.0%
49464$1,370+19.1%

Questions about ZIP 49406 rents

How much will Section 8 pay for a two-bedroom in ZIP 49406?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,296, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,166 to $1,426 a month; under the ZIP-level Small Area FMR of $1,150 it would be $1,035 to $1,265. 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 49406 in?

ZIP 49406 is in the Allegan County, MI non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,296.

How much did fair market rent change in ZIP 49406 for FY 2027?

The two-bedroom FMR rose 10.6%, from $1,040 in FY 2026 to $1,150 in FY 2027. Since FY 2025 it has risen 15.0%.

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