Oceana County/New Era/49446

49446

ZIPSAFMR

Oceana County, MI

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ZIP Investment Score

77Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$730	$730	3.3%
1 BR	$780	$780	3.5%
2 BR	$1,020	$1,020	3.3%
3 BR	$1,220	$1,220	2.9%
4 BR	$1,600	$1,600	3.6%
5 BR	$1,840	Not available	3.6%
6 BR	$2,116	Not available	3.7%
7 BR	$2,433	Not available	3.6%
8 BR	$2,798	Not available	3.6%

Purchase Price Calculator

Maximum purchase price

$89,655

Cost breakdown

+Likely effective rent$1,020

HUD FMRUsed$1,020

Market rentN/A

Est. payment standardN/A

-Principal and interest-$453

Loan amount$71,724

Down payment$17,931

Rate6.50%

Term30 years

-Operating costs-$367

Property taxes-$90

Insurance-$175

Utilities$0

HOA$0

Management-$102

=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

+$16,663(92.9% ROI)

Projected value

$96,549

Return breakdown

Property appreciation+$6,894

Loan principal paid down+$2,570

Rental cash flow+$7,200

5-year hold

+$28,364(158.2% ROI)

Projected value

$101,437

Return breakdown

Property appreciation+$11,781

Loan principal paid down+$4,582

Rental cash flow+$12,000

10-year hold

+$60,030(334.8% ROI)

Projected value

$114,766

Return breakdown

Property appreciation+$25,111

Loan principal paid down+$10,919

Rental cash flow+$24,000

Public Housing Authority

Rolodex

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: --
Tax rate: --
Mortgage rate: --

ZIP 49446 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 49446 (New Era, MI) is $1,020 a month. That is up 5.2% from $970 in FY 2026. New Era is in the Oceana 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 $1,014. Among 12 ZIP codes in Oceana County, 49446 is tied for the 8th-highest two-bedroom rent (county range $1,010–$1,230). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 49446 is 6% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 49446
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$690	$730	+5.8%	$657–$803
1BR	$740	$780	+5.4%	$702–$858
2BR	$970	$1,020	+5.2%	$918–$1,122
3BR	$1,200	$1,220	+1.7%	$1,098–$1,342
4BR	$1,550	$1,600	+3.2%	$1,440–$1,760

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 49446
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$730	$780	$1,020	$1,220	$1,600
FY 2026	$690	$740	$970	$1,200	$1,550
FY 2025	$660	$710	$930	$1,130	$1,440
FY 2024area FMR	$662	$704	$925	$1,119	$1,437
FY 2023area FMR	$613	$635	$836	$1,031	$1,246

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

Two-bedroom rent in nearby Oceana County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 49446
49402	$1,060	+3.9%
49412	$1,120	+9.8%
49420	$1,020	0.0%
49421	$1,010	−1.0%
49425	$1,120	+9.8%
49436	$1,230	+20.6%
49437	$1,120	+9.8%
49446Current	$1,020	—
49449	$1,010	−1.0%
49452	$1,070	+4.9%
49455	$1,010	−1.0%
49459	$1,200	+17.6%

Questions about ZIP 49446 rents

How much will Section 8 pay for a two-bedroom in ZIP 49446?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,014, which applies unless the housing authority uses Small Area FMRs, that basic range is $913 to $1,115 a month; under the ZIP-level Small Area FMR of $1,020 it would be $918 to $1,122. 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 49446 in?

ZIP 49446 is in the Oceana County, MI non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,014.

How much did fair market rent change in ZIP 49446 for FY 2027?

The two-bedroom FMR rose 5.2%, from $970 in FY 2026 to $1,020 in FY 2027. Since FY 2025 it has risen 9.7%.

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 New Era, MI fair market rent MI statewide rents What is SAFMR?Data sources