Location: Arenac County, MI | Metro: Bay City, 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 | $790 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,380 |
| 4 Bedrooms | $1,500 |
| 5 Bedrooms | $1,740 |
| 6 Bedrooms | $1,949 |
| 7 Bedrooms | $2,105 |
| 8 Bedrooms | $2,210 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $128,159 | 0.79% | D |
| 3BR | $1,380 | $200,208 | 0.69% | D |
U.S. Census Bureau data (2024)
14.2% of Pinconning, MI's residents are renters, indicating a modest demand for rental properties in ZIP 48650. The $774 average market rent, derived from the Census ACS data, suggests that the rental market is stable but not highly lucrative compared to other areas. However, the $1020 Fair Market Rent (FMR) for zip code 48650 in fiscal year 2024 presents an opportunity for landlords and small-portfolio investors to capitalize on slightly higher rent ceilings set by HUD. This difference between the market rent and FMR could be a significant factor in attracting Section 8 tenants.
The $182,921 median home value in the area is relatively low, which can be beneficial for investors looking to purchase properties at affordable prices. This lower median home value also implies that property taxes might be lower, reducing the financial burden on landlords. Additionally, the $61,911 median income provides insight into the economic profile of the area, suggesting that many residents may qualify for Section 8 assistance due to the income threshold being close to the average household income.
Investors should note that the 0.2% price-cut share indicates that very few homes are being discounted, implying a strong sense of property value stability. Although the day DOM (days on market) figure is not available, the low price-cut share suggests that homes are likely selling quickly, without the need for significant price adjustments. This stability in the housing market can be advantageous for long-term investment strategies.
In conclusion, given the specific figures for ZIP 48650, Pinconning, MI offers a balanced environment for Section 8 investments. The modest renter share combined with a higher FMR compared to the market rent and stable home values makes it a viable option for those interested in the program. The low price-cut share further supports the idea of a robust local market. For landlords and small-portfolio investors, Pinconning, MI presents a reasonable entry point into Section 8 real estate.
Verdict: Pinconning, MI (ZIP 48650) is suitable for Section 8 investments.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.