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Manistee County/Thompsonville/49683

49683

ZIPSAFMR
Manistee County, MI
Zillow

ZIP Investment Score

51Below average

095130300
BRFMR
Eff. Rent
0 BR$1,030$1,030
1 BR$1,030$1,030
2 BR$1,230$1,230
3 BR$1,580$1,580
4 BR$1,680$1,680
5 BR$1,932Not available
6 BR$2,222Not available
7 BR$2,555Not available
8 BR$2,938Not available

Purchase Price Calculator

Maximum purchase price
$120,861

Cost breakdown

+Likely effective rent$1,230
HUD FMRUsed$1,230
Market rentN/A
Est. payment standardN/A
-Principal and interest-$611
Loan amount$96,689
Down payment$24,172
Rate6.50%
Term30 years
-Operating costs-$419
Property taxes-$121
Insurance-$175
Utilities$0
HOA$0
Management-$123
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,957(82.6% ROI)
Projected value
$130,154
Return breakdown
Property appreciation+$9,293
Loan principal paid down+$3,464
Rental cash flow+$7,200
5-year hold
+$34,060(140.9% ROI)
Projected value
$136,743
Return breakdown
Property appreciation+$15,882
Loan principal paid down+$6,177
Rental cash flow+$12,000
10-year hold
+$72,571(300.2% ROI)
Projected value
$154,712
Return breakdown
Property appreciation+$33,851
Loan principal paid down+$14,720
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 49683 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 49683 (Thompsonville, MI) is $1,230 a month. That is up 0.8% from $1,220 in FY 2026. Thompsonville is in the Manistee 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 $1,067. Among 16 ZIP codes in Manistee County, 49683 has the 5th-highest two-bedroom rent (county range $1,010–$1,520). The median county two-bedroom FMR in Michigan is $1,085, so ZIP 49683 is 13% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 49683
BedroomsFY 2027Change90–110% range
Studio$1,030+8.4%$927–$1,133
1BR$1,030+8.4%$927–$1,133
2BR$1,230+0.8%$1,107–$1,353
3BR$1,580+0.6%$1,422–$1,738
4BR$1,6800.0%$1,512–$1,848

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 49683
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,030$1,030$1,230$1,580$1,680
FY 2026$950$950$1,220$1,570$1,680
FY 2025$940$960$1,200$1,470$1,590
FY 2024area FMR$774$779$1,024$1,267$1,364
FY 2023area FMR$691$696$916$1,143$1,231

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

Two-bedroom rent in nearby Manistee County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 49683
49619$1,520+23.6%
49625$1,070−13.0%
49626$1,050−14.6%
49634$1,050−14.6%
49638$1,330+8.1%
49644$1,060−13.8%
49645$1,140−7.3%
49660$1,050−14.6%
49668$1,390+13.0%
49675$1,010−17.9%
49683Current$1,230—
49689$1,010−17.9%

Questions about ZIP 49683 rents

How much will Section 8 pay for a two-bedroom in ZIP 49683?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,067, which applies unless the housing authority uses Small Area FMRs, that basic range is $960 to $1,174 a month; under the ZIP-level Small Area FMR of $1,230 it would be $1,107 to $1,353. 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 49683 in?

ZIP 49683 is in the Manistee County, MI non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,067.

How much did fair market rent change in ZIP 49683 for FY 2027?

The two-bedroom FMR rose 0.8%, from $1,220 in FY 2026 to $1,230 in FY 2027. Since FY 2025 it has risen 2.5%.

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