Location: Battle Creek, MI | Metro: Battle Creek, 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 | $860 |
| 1 Bedroom | $1,030 |
| 2 Bedrooms | $1,230 |
| 3 Bedrooms | $1,470 |
| 4 Bedrooms | $1,650 |
| 5 Bedrooms | $1,914 |
| 6 Bedrooms | $2,144 |
| 7 Bedrooms | $2,316 |
| 8 Bedrooms | $2,432 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,230 | $191,893 | 0.64% | D |
| 3BR | $1,470 | $254,985 | 0.58% | F |
| 4BR | $1,650 | $315,978 | 0.52% | F |
U.S. Census Bureau data (2024)
In Marshall, Michigan (ZIP 49068), the real estate market presents a nuanced picture that is critical for landlords and small-portfolio investors to understand. The median home value stands at $240,756, indicating a stable price point within the local housing market. This stability is further supported by the fact that only 0.2% of listings have seen reductions in their asking prices. Such a low percentage suggests that sellers are maintaining confidence in the current valuation of properties, which is a positive sign for those looking to hold onto their investments.
The median days on market (DOM) being listed as N/A points towards a quick turnover rate for properties. While the exact figure is not available, it implies that homes are selling promptly once they hit the market. This swift transaction cycle often correlates with a robust demand for housing, thereby reinforcing the idea that the market in Marshall is resilient and potentially favorable for sellers.
On the rental side, the forward market rate (FMR) for ZIP 49068 is projected to be $1,000 in fiscal year 2024, compared to the current market rate of $1,033 according to the Census ACS. This slight downward trend in expected rental rates signals a cautious approach for landlords. It suggests that while there is still demand for rental properties, the potential for significant rent increases may be limited. Investors should focus on maintaining occupancy and managing costs rather than expecting substantial growth in rental income.
For long-term investors, the realistic appreciation thesis in Marshall, MI, appears to be modest. Given the current median home value and the low percentage of price reductions, there is an indication that the market will remain steady. However, the projected decline in rental rates suggests that any appreciation will likely be gradual rather than rapid. This setup implies that while holding onto properties in this area can be a sound investment strategy, it is advisable to set realistic expectations regarding capital appreciation and rental income growth.
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.