Location: Van Buren County, MI | Metro: Cass County, MI HUD Metro FMR Area
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 | $720 |
| 1 Bedroom | $820 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,340 |
| 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: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $186,273 | 0.54% | F |
| 3BR | $1,340 | $217,749 | 0.62% | D |
U.S. Census Bureau data (2024)
ZIP code 49045, located in Decatur, MI within the Van Buren County, MI metro area, exhibits several key characteristics that position it distinctly among other ZIP codes in the county. The Fair Market Rent (FMR) for 49045 stands at $910 for fiscal year 2024, which is notably higher than the market rent of $838. This indicates that the ZIP code is slightly above average in terms of rental costs when compared to the broader market.
The median home value in 49045 is $214,511, which is consistent with the typical home values found across Van Buren County, MI ZIP codes. However, the renter share in 49045 is 15.4%, suggesting a moderate presence of renters within the community. This figure aligns with the general trend observed in the county, where the renter population is neither overwhelming nor insignificant.
Based on these specific figures, ZIP 49045 can be classified as a mid-tier neighborhood within the Van Buren County, MI metro. It is not considered a value pocket due to its slightly elevated FMR, but it also falls short of being a premium sub-market because its home values and renter share are fairly representative of the county's averages.
A divergence worth noting is the relatively high renter share combined with below-average home values. While the home value of $214,511 is not significantly lower than the typical ZIP codes in Van Buren County, the higher renter share could indicate a potential sweet spot for Section 8 investments. Landlords and small-portfolio investors might find opportunities in this ZIP code, given the alignment between the higher FMR and the presence of a substantial renter base.
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.