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Best fit
Seniors
Rent
Est. $891 - $1881/mo
Based on local HUD estimates
Floor plans
1 Bed • 2 Bed
Total Units
170
Year Built / Opened
2020
Waitlist expected. Click Check Eligibility below to generate your ready-to-print application materials so you're first in line.
Walk Score®
55/100• Somewhat Walkable
Transit Score®
50/100• Good Transit
Bike Score®
76/100• Very Bikeable
Walk Score®, Transit Score®, and Bike Score® are trademarks of Walk Score and Redfin.
How Walk Score worksNearby places
Grocery store
Kroger Store, about 0.34 miles away
School
Glencairn School, about 0.61 miles away
What this means for you
This property includes LIHTC tax credit · Income Average AMI. Rent rules can change by unit, so ask the office which program applies to the apartment you want.
LIHTC: These are income-based apartments with rent limits tied to the local Area Median Income (AMI) — not market-rate rent. Rent limits are set from the local AMI. If this property also has rental assistance, some tenants may pay about 30% of adjusted income.
HUD's Small Area Fair Market Rent, or SAFMR, is a ZIP-code-based fair market rent estimate. It can help you compare what different bedroom sizes may cost in this area.
| Bedroom | 90% | SAFMR | 110% |
|---|---|---|---|
| Studio | $891 | $990 | $1,089 |
| 1 BR | $927 | $1,030 | $1,133 |
| 2 BR | $1,161 | $1,290 | $1,419 |
| 3 BR | $1,494 | $1,660 | $1,826 |
| 4 BR | $1,539 | $1,710 | $1,881 |
These values are only a comparison tool. They do not replace the property's actual rent, and they do not guarantee what you will pay unless your program uses SAFMR directly.
Not explicitly confirmed. Call ahead to verify elevator availability and doorway widths before applying.
Management Company
FIRST HOUSING CORPORATION
Property Owner
GLEASON AMBOY
For Profit
HUD Property ID
800010131
Rent-Restricted Units
165 of 170 total
income-restricted tax credit apartments
Rent-Restricted Until
~2020
Minimum 30-year LIHTC legal commitment
Friendship manor is a Low Income Housing Tax Credit (LIHTC) apartment community in Lansing, Michigan. LIHTC properties — also called Section 42 housing or tax credit apartments — are income-restricted rentals developed with federal tax credits administered by state Housing Finance Agencies (HFAs). Qualifying residents pay rent based on a percentage of the Area Median Income (AMI) for Lansing. These properties are among the most affordable apartments available without a Section 8 voucher.
To qualify, your total household income must fall at or below the income limit set for this property — currently Income Average of AMI. Unlike public housing, LIHTC income-restricted apartments are privately managed and require you to apply directly to the property. Rent is fixed at a discounted rate tied to AMI — not to your specific income — so your monthly payment stays predictable.
By law, LIHTC properties must remain rent-restricted for a minimum of 30 years. Friendship manor was placed in service around 2020, keeping rents income-restricted at least through ~2020.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Lansing.
This listing shows historically available units. Ask directly if a unit is open today.
If you use a wheelchair or walker, confirm elevator access and doorway widths before submitting a paid application.
Did you know?LIHTC properties have specific maximum rent limits based on your income and the local Area Median Income (AMI). Read the full guide
For 48912-0000, the reported fair market rent amounts are Studio $990 ($891 / $1,089); 1 BR $1,030 ($927 / $1,133); 2 BR $1,290 ($1,161 / $1,419); 3 BR $1,660 ($1,494 / $1,826); 4 BR $1,710 ($1,539 / $1,881). These figures are reference points used in housing assistance programs and voucher calculations, but they do not guarantee your lease rent.
| Bedroom | 90% Standard | SAFMR | 110% Standard |
|---|---|---|---|
| Studio | $891 | $990 | $1,089 |
| 1 BR | $927 | $1,030 | $1,133 |
| 2 BR | $1,161 |
Income Limit
Income Average
Your household income must be at or below this % of Area Median Income
Designated For
Elderly
May have preference policies — confirm with management
Additional Financing Sources
| $1,290 |
| $1,419 |
| 3 BR | $1,494 | $1,660 | $1,826 |
| 4 BR | $1,539 | $1,710 | $1,881 |
The 90%, 100%, and 110% columns show the range around the base SAFMR value for each reported bedroom size. If you are using a voucher or other subsidy, ask management which standard they use for your unit size.
Kroger Store is about 0.34 miles away from Friendship manor.
Glencairn School is about 0.61 miles away from Friendship manor.
This record reports: 1 Bed • 2 Bed. Availability can change rapidly, so ask management which layouts are currently open and whether any accessible units are available.
Use the eligibility checker to see the next step for this listing. Contact details are not shown here, but you can start the process and get your application path from the property page.
We'll ask a few basic questions and then show the next step.
Friendship manor is a Low Income Housing Tax Credit (LIHTC) property. HFA records indicate the income ceiling is set at Income Average. This means your household income must be at or below that percentage of the Area Median Income (AMI) for lansing. The exact dollar threshold depends on your household size. Management will verify income during the application process.
To view the specific income caps (e.g. 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
LIHTC properties are required by law to remain affordable for a minimum of 30 years from the date they were placed in service (Friendship manor was placed in service around 2020, so rent restrictions are secured at least until ~2050). After that period, the owner can choose to exit the program or renew. Ask management about the property's current compliance end date.
In addition to the federal Low Income Housing Tax Credit, this property was also financed with: HOME Investment Partnership funds, tax-exempt bonds. Layering multiple housing subsidy programs is common and often allows properties to offer deeper affordability or better amenities than LIHTC alone.
HFA records show this property was acquired and rehabilitated using LIHTC funding around 2020. Renovation scope varies widely — some properties received light cosmetic updates while others were substantially rebuilt. Ask management what was renovated, the age of key systems (roof, HVAC, plumbing), and whether any additional work is planned.
According to HFA records, this LIHTC property is specifically designated to serve elderly residents. This means it may have specialized services, accessible units, or preference policies that prioritize these groups. Contact management to understand their current preference and waitlist selection process — being in a designated group does not guarantee priority without a formal application.
Data Provenance
Sourced from LIHTC Database. Last updated: Oct 4, 2026.Read our methodology.
