Location: Barry County, MI | Metro: Barry 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 | $1,170 |
| 1 Bedroom | $1,180 |
| 2 Bedrooms | $1,540 |
| 3 Bedrooms | $1,930 |
| 4 Bedrooms | $2,330 |
| 5 Bedrooms | $2,703 |
| 6 Bedrooms | $3,027 |
| 7 Bedrooms | $3,269 |
| 8 Bedrooms | $3,432 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,180 | $224,394 | 0.53% | F |
| 2BR | $1,540 | $258,051 | 0.6% | F |
| 3BR | $1,930 | $320,365 | 0.6% | D |
| 4BR | $2,330 | $408,024 | 0.57% | F |
U.S. Census Bureau data (2024)
The HUD Fair Market Rent (FMR) for the ZIP code 49046, which encompasses Delton, MI, in Barry County, is set at $1,420 for fiscal year 2026. This figure represents the average amount that voucher holders can expect to pay for housing within the broader metro area. In contrast, the market rent as per the Census American Community Survey (ACS) stands at $1,268, indicating that voucher tenants would generally cashflow positively at the HUD FMR rate. The difference between the HUD FMR and the actual market rent suggests that landlords can expect to cover their costs and generate a profit without heavily relying on premium units.
To further analyze the investment potential, consider the median home value in the area, which is $265,279. This yields a rent-to-price ratio of approximately 0.5%, calculated by dividing the annual market rent ($15,216) by the median home value. This low ratio implies that rental income alone might not be sufficient to justify purchasing property as an investment solely based on cash flow. However, it also indicates that the area could offer stability and potential appreciation, given that the median home value has remained relatively consistent over recent years.
Regarding the days on market (DOM) and price-cut share, both metrics are listed as N/A, suggesting that there is limited data available for these specific indicators. Nevertheless, the lack of significant price cuts and the typical stability in housing markets like Delton's suggest that the local real estate environment is steady, making it favorable for small-portfolio investors seeking long-term stability rather than short-term gains.
The strongest investor angle in this market is stability. Given the positive cashflow from voucher tenants and the consistent median home values, investors can expect reliable returns and minimal risk of sudden market fluctuations affecting their investment properties.
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.