Location: Branch County, 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 | $1,110 |
| 1 Bedroom | $1,260 |
| 2 Bedrooms | $1,480 |
| 3 Bedrooms | $1,830 |
| 4 Bedrooms | $2,000 |
| 5 Bedrooms | $2,320 |
| 6 Bedrooms | $2,598 |
| 7 Bedrooms | $2,806 |
| 8 Bedrooms | $2,946 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,830 | $210,118 | 0.87% | C |
U.S. Census Bureau data (2024)
ZIP code 49092, located within the Branch County, MI metro, presents a unique profile when compared to typical ZIP codes in the area. The Family Monthly Rent (FMR) for 2024 is set at $1,150. This figure is notably higher than the market rent of $1,095, indicating that the government subsidy for housing assistance in this area exceeds what the average market demands.
The median home value in ZIP 49092 stands at $185,549. While this is a reasonable price point for the region, it's important to note that only 14.4% of residents are renters, which is a relatively low percentage compared to the broader county average. This suggests that the majority of the housing stock is owner-occupied, which can impact the availability of rental properties and the dynamics of the local real estate market.
Given these specific figures, ZIP 49092 appears to be a mid-tier neighborhood within its metro. It isn't the most expensive area, given the market rent is slightly lower than the FMR, but it also isn't the least costly. The combination of a moderate FMR, a slightly lower market rent, and a below-average renter share does not indicate a significant value pocket for landlords participating in the Section 8 program. However, the disparity between the FMR and market rent could still offer landlords a margin of profitability, especially if they can attract tenants who qualify for the higher subsidy amount.
To further assess the market dynamics, it's essential to consider additional factors such as the vacancy rate, property tax rates, and the cost of maintenance in the area. These elements will influence the overall attractiveness of ZIP 49092 to both landlords and small-portfolio investors looking to engage with the Section 8 program. The relatively low renter share might suggest a competitive environment for rental properties, as there are fewer units available compared to owner-occupied homes, potentially driving up demand for those rentals that do exist.
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.