Location: Saginaw, MI | Metro: Flint, MI MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $870 |
| 1 Bedroom | $980 |
| 2 Bedrooms | $1,250 |
| 3 Bedrooms | $1,610 |
| 4 Bedrooms | $1,640 |
| 5 Bedrooms | $1,902 |
| 6 Bedrooms | $2,130 |
| 7 Bedrooms | $2,300 |
| 8 Bedrooms | $2,415 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,610 | $207,083 | 0.78% | D |
| 4BR | $1,640 | $262,437 | 0.62% | D |
U.S. Census Bureau data (2024)
To classify ZIP code 48417, we need to analyze its yield and stability metrics. The yield can be assessed by comparing the Federal Market Rent (FMR) of $1140 for the fiscal year 2024 against the market rent of $635 and the median home value of $200,256. This indicates that the FMR is significantly higher than the market rent, suggesting a potentially high-yield market for landlords who can secure Section 8 tenants.
The stability of the market is gauged by examining the percentage of renters at 9.2%, the lack of available data on days on market (DOM), and the median household income of $72,422. With only 9.2% of residents being renters, the demand for rental properties is relatively low, which could lead to instability in finding and retaining tenants. The absence of DOM data makes it challenging to assess how quickly properties are rented, but the median income figure suggests that the majority of potential tenants have the financial means to cover their rent obligations.
Given these figures, ZIP 48417 appears to be a market with moderate potential. It is not a high-yield/low-stability flip-style market because the low percentage of renters implies limited demand for rental units. However, it is also not a steady-cashflow zone due to the same low rental rate, which might make it difficult to consistently fill units. Instead, it falls somewhere in between, offering a reasonable yield for those willing to secure Section 8 tenants, while the stability is somewhat compromised by the low number of renters.
The key figures driving this assessment are the stark difference between the FMR and market rent, indicating a yield opportunity, and the low percentage of renters, pointing towards potential instability in the rental market. Additionally, the median income figure supports the idea that the area has financially stable residents, which is beneficial for maintaining cash flow once tenants are secured.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.