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 | $870 |
| 1 Bedroom | $1,040 |
| 2 Bedrooms | $1,250 |
| 3 Bedrooms | $1,540 |
| 4 Bedrooms | $1,780 |
| 5 Bedrooms | $2,065 |
| 6 Bedrooms | $2,313 |
| 7 Bedrooms | $2,498 |
| 8 Bedrooms | $2,623 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,250 | $158,398 | 0.79% | D |
| 3BR | $1,540 | $195,271 | 0.79% | D |
| 4BR | $1,780 | $240,694 | 0.74% | D |
U.S. Census Bureau data (2024)
The investment landscape in ZIP 48509, located in Burton, MI, presents several challenges for landlords considering Section 8 properties. Tenant turnover is a significant concern, with the market rent at $1,090 being notably lower than the Fair Market Rent (FMR) of $1,220 for FY 2024. This discrepancy suggests that landlords might struggle to attract tenants willing to pay the higher FMR rate, leading to frequent turnover and associated costs.
Vacancy exposure is another critical issue. The lack of available data on days on market (DOM) indicates potential difficulties in accurately predicting how long units might remain vacant. Given the limited insights into local rental market dynamics, landlords should prepare for extended periods of vacancy, which can significantly impact cash flow and profitability.
Deferred maintenance is also a risk factor. With a typical home value of $179,145 and a median income of $64,160, residents may find it challenging to afford substantial repairs or updates. Landlords must be prepared to invest in maintaining the property's condition, especially if tenants are unable to contribute to these costs. This financial burden could reduce the overall return on investment.
Despite these risks, the high renter share of 11.9% in ZIP 48509 offers a silver lining. A larger proportion of renters typically translates into higher demand for housing vouchers, which can provide a stable source of income for landlords. Section 8 tenants often have a reliable payment history, reducing the likelihood of non-payment and ensuring consistent revenue.
In conclusion, the risks of tenant turnover, vacancy exposure, and deferred maintenance in ZIP 48509 are considerable but can be mitigated by the strong demand for rental properties. For a first-time Section 8 landlord, the overall risk level is moderate.
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.