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Benzie County/Frankfort/49635

49635

ZIPSAFMR
Benzie County, MI
Zillow

ZIP Investment Score

34Below average

095130300
BRFMR
Eff. Rent
0 BR$850$850
1 BR$860$860
2 BR$1,120$1,120
3 BR$1,480$1,480
4 BR$1,700$1,700
5 BR$1,955Not available
6 BR$2,248Not available
7 BR$2,585Not available
8 BR$2,973Not 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
--
Mortgage rate
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ZIP 49635 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 49635 (Frankfort, MI) is $1,120 a month. That is up 0.9% from $1,110 in FY 2026. Frankfort is in the Benzie County, MI HUD Metro 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 metro-wide two-bedroom FMR of $1,234. Among 12 ZIP codes in Benzie County, 49635 is tied for the 9th-highest two-bedroom rent (county range $1,110–$1,680). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 49635 is 3% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 49635
BedroomsFY 2027Change90–110% range
Studio$850+3.7%$765–$935
1BR$860+1.2%$774–$946
2BR$1,120+0.9%$1,008–$1,232
3BR$1,480+2.8%$1,332–$1,628
4BR$1,700+9.0%$1,530–$1,870

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 49635
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$850$860$1,120$1,480$1,700
FY 2026$820$850$1,110$1,440$1,560
FY 2025$730$790$1,040$1,250$1,400
FY 2024area FMR$790$860$1,130$1,366$1,555
FY 2023area FMR$696$764$1,006$1,224$1,419

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

Two-bedroom rent in nearby Benzie County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 49635
49613$1,200+7.1%
49616$1,110−0.9%
49617$1,110−0.9%
49628$1,1200.0%
49630$1,400+25.0%
49635Current$1,120—
49640$1,350+20.5%
49643$1,340+19.6%
49650$1,540+37.5%
49664$1,680+50.0%
49683$1,230+9.8%
49684$1,450+29.5%

Questions about ZIP 49635 rents

How much will Section 8 pay for a two-bedroom in ZIP 49635?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,234, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,111 to $1,357 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 49635 in?

ZIP 49635 is in the Benzie County, MI HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,234.

How much did fair market rent change in ZIP 49635 for FY 2027?

The two-bedroom FMR rose 0.9%, from $1,110 in FY 2026 to $1,120 in FY 2027. Since FY 2025 it has risen 7.7%.

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