Location: Cass 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 | $1,030 |
| 1 Bedroom | $1,160 |
| 2 Bedrooms | $1,300 |
| 3 Bedrooms | $1,650 |
| 4 Bedrooms | $2,170 |
| 5 Bedrooms | $2,517 |
| 6 Bedrooms | $2,819 |
| 7 Bedrooms | $3,045 |
| 8 Bedrooms | $3,197 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,650 | $370,782 | 0.45% | F |
U.S. Census Bureau data (2024)
The ZIP code 49095 presents an interesting balance between yield and stability for real estate investors. The Fair Market Rent (FMR) for the area in fiscal year 2024 is set at $1,060, which is slightly below the market rent of $1,085. However, the median home value stands at $340,864, indicating a relatively high investment cost.
To determine the type of market, we must consider both the yield potential and the stability factors. The yield can be assessed by comparing the FMR to the market rent. With the FMR being $1,060 and the market rent at $1,085, there is a small margin for profit, suggesting that this is not a high-yield market. Instead, it offers a modest opportunity for rental income.
Regarding stability, the ZIP code has a low percentage of renters at 12.5%, which could imply a less stable rental market due to fewer potential tenants. Additionally, the median household income is $83,393, which is a positive indicator for the ability of residents to pay rent. However, the lack of data on the number of days on market (DOM) makes it challenging to fully assess the liquidity of the property market.
Classification: ZIP 49095 falls into a category that is neither a high-yield/low-stability flip-style market nor a steady-cashflow zone. It represents a middle-ground scenario where the rental yields are modest but the relatively high median household income supports some level of stability. The low percentage of renters suggests that finding tenants might be more challenging compared to areas with higher percentages of renters. Therefore, while this ZIP code does offer opportunities for rental income, the stability concerns and the high median home value indicate that it is best suited for investors who are willing to manage properties long-term rather than those looking for quick flips or high returns.
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.