Housing market/Michigan/ZIP 49128
ZIP 49128 Three Oaks, Michigan
Niles, MI MSA · Michigan. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 49128 · MI — sent to you.
ZIP 49128 · MI
ACS rent vs 2BR SAFMR
ZIP 49128 — Three Oaks, MI HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 49128
- 1-unit detached1,70488.4%
- 1-unit attached100.5%
- 2–4 units613.2%
- 5–49 units452.3%
- Mobile1075.6%
2–4 unit share 3.2% · 5–49 unit share 2.3% · combined 2–49 5.5%.
Units by bedrooms
Rent burden
- ACS median gross rent $984 (all bedrooms, occupied rentals).
- Median contract rent $769.
- Renters paying ≥30% of income 45.6%; ≥50% 19.1%.
- FY2027 2BR SAFMR $1,220 (1.240× ACS median gross rent).
Population
3,461 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +2.7%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: not published for this ZIP.
- HUD project-based assisted MF: not published for this ZIP.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 73 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 49128 15.6% of occupied households are renters; vacancy is 23.5%; ACS median gross rent is $984; population increased +2.7% between the 2018 and 2023 ACS vintages; the housing stock includes 61 units in 2–4-unit structures and 45 units in 5–49-unit structures; FY2027 2BR SAFMR is $1,220 versus ACS median gross rent of $984. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Michigan research
ZIP 49128 is a Census / HUD profile for Niles, MI. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 49128 — Three Oaks, MI HUD Section 8 Payment Standards / SAFMR·Michigan ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Michigan research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 49128?
ZIP 49128 (Niles, MI MSA) has 3,461 residents, 1,475 households, a renter share of 15.6%, median household income of $73,023, and ACS 2023 median gross rent of $984. Vacancy is 23.5%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 49128?
ACS counts 26 units in 2-unit buildings, 35 in 3–4 unit buildings, 18 in 5–9, 27 in 10–19, and 0 in 20–49. Combined 2–49 unit stock is 106 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 49128?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,220. See the full schedule and 90–110% payment-standard band on the ZIP 49128 — Three Oaks, MI HUD Section 8 Payment Standards / SAFMR.
Does this Michigan ZIP profile include Georgia listings?
No. ZIP 49128 is Census / HUD research for Niles, MI MSA. Jeff Crowe CRE does not list Michigan property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.