Location: Flint, 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 | $930 |
| 1 Bedroom | $1,100 |
| 2 Bedrooms | $1,330 |
| 3 Bedrooms | $1,630 |
| 4 Bedrooms | $1,890 |
| 5 Bedrooms | $2,192 |
| 6 Bedrooms | $2,455 |
| 7 Bedrooms | $2,651 |
| 8 Bedrooms | $2,784 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,330 | $219,077 | 0.61% | D |
| 3BR | $1,630 | $254,016 | 0.64% | D |
| 4BR | $1,890 | $304,465 | 0.62% | D |
| 5BR | $2,192 | $367,065 | 0.6% | F |
U.S. Census Bureau data (2024)
The market analysis for Section 8 investors in ZIP code 48473, located in Swartz Creek, MI, within the Genesee County and Flint, MI MSA metro area, reveals several key points that are crucial for decision-making. The HUD Fair Market Rent (FMR) for this zip code in fiscal year 2024 is set at $1,240. In comparison, the Zillow Observed Rent Index (ZORI), which reflects actual market rents, stands at $1,325. This indicates that voucher tenants will only cashflow marginally at the FMR rate, with landlords potentially facing a shortfall of about $85 per unit. To achieve positive cashflow, landlords would need to focus on premium units that can command higher rents.
The median home value in ZIP 48473 is $246,598. Using this figure, we can derive a rent-to-price ratio, which is approximately 0.5%. This ratio suggests that rental income represents a small fraction of the property's value, implying that appreciation rather than rental income might be the primary driver of returns for investors in this area.
The rental market in this region also shows strong demand, evidenced by a median Days on Market (DOM) of just 18 days. Additionally, the price-cut share is an impressively low 0.1%, indicating that properties do not often need to be discounted to attract tenants. These metrics suggest that the rental market is robust and competitive, with little pressure on landlords to reduce rents to fill vacancies.
The strong investor angle in ZIP 48473 is likely appreciation. Given the relatively low median home values and the robust rental market, there is potential for property values to increase over time, providing a solid investment opportunity for those looking to capitalize on long-term growth in the real estate market.
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.