Location: Saginaw, MI | Metro: Saginaw, 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 | $710 |
| 1 Bedroom | $790 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,310 |
| 4 Bedrooms | $1,340 |
| 5 Bedrooms | $1,554 |
| 6 Bedrooms | $1,740 |
| 7 Bedrooms | $1,879 |
| 8 Bedrooms | $1,973 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $136,281 | 0.74% | D |
| 3BR | $1,310 | $211,111 | 0.62% | D |
| 4BR | $1,340 | $267,600 | 0.5% | F |
U.S. Census Bureau data (2024)
The median home value in Saint Charles, MI, ZIP 48655, is $157,100 according to recent real estate data. This figure contrasts with the HUD Fair Market Rent (FMR) of $910 for the fiscal year 2024, which is significantly higher than the market rent of $581 based on Census ACS data. The disparity between the HUD FMR and the actual market rent suggests that voucher tenants would cashflow positively at FMR rates, providing a stable source of income for landlords and small-portfolio investors.
To derive the rent-to-price ratio, we compare the market rent of $581 to the median home value of $157,100. This yields an annualized rent-to-price ratio of approximately 0.44%, indicating that rental properties in this area generate relatively low returns when compared to property values. However, this metric should be considered alongside other factors such as the local economy and employment rates.
The average days on market (DOM) for listings in Saint Charles, MI, ZIP 48655, is 46.8 days, reflecting a moderate pace of sales activity. There is no specific data available regarding the percentage of price cuts shared by sellers, but the DOM figure suggests that the market is neither highly competitive nor sluggish. This stability supports the viability of rental investments over short-term speculative purchases.
The strongest angle for investors in Saint Charles, MI, ZIP 48655, is cashflow, given the positive difference between the HUD FMR and the market rent, ensuring a steady and reliable income stream from Section 8 tenants.
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.