PHA code MI010 · Medium PHA · Michigan
Benton Harbor Housing Commission
Benton Harbor Housing Commission has closed 1 RAD conversion covering 173 public housing units. It still has 370 public housing units in 5 projects that HUD's May 2026 rents tool prices for RAD.
- Converted 173
- In the pipeline 0
- Still public housing 370
Of the closed deals, 1 went to project-based vouchers (PBV) and 0 to project-based rental assistance (PBRA). 1 used low-income housing tax credits and 0 carried FHA-insured debt.
Conversions
| Development | Type | RAD units | Status | Closed | Tax credits | FHA | Hard cost / unit |
|---|---|---|---|---|---|---|---|
| Harbor TowersSec. 18 blend | PBV | 173 | Closed | Oct 2026 | 4% | $120,211 |
Still public housing: 2026 RAD rents
HUD's rents tool sets a 2026 RAD contract rent for each unconverted project from its 2024 public housing funding, inflated by the 2025 and 2026 OCAF. Across MI010's remaining units that averages $926 a month, against a weighted PBV cap of $1,438 (110% of fair market rent, before the utility allowance). Where the RAD rent is below the cap, a Section 18 blend can raise the rent and the debt it carries.
| Project | Units | 2026 RAD rent | PBV cap | PBRA cap | 60/40 blend | Rent check |
|---|---|---|---|---|---|---|
| Harbor Towers MI010000001 | 141 | $981 | $1,205 | $1,314 | $1,108 | Debt |
| Buss Avenue MI010000002 | 135 | $939 | $1,525 | $1,663 | $1,249 | Debt |
| HOPE VI/Public Housing MI010000005 | 70 | $858 | $1,717 | $1,873 | $1,295 | Debt |
| Harbor Bluff - Phase A MI010000006 | 16 | $724 | $1,507 | $1,644 | $1,111 | Debt |
| Harbor Bluff - Phase B MI010000007 | 8 | $734 | $1,507 | $1,644 | $1,073 | Debt |
Rents are monthly per unit, weighted across each project's bedroom mix. The caps are shown before HUD's estimated utility allowance. HUD calls the blend figures estimates. Project names are as reported to HUD.
Financing the next one
Send the deal to the commercial mortgage desk at Janover Capital LLC: debt for a conversion (FHA 223(f) or 221(d)(4), bank or bond), a Section 18 blend, or a refinance of a property that has already converted. Tell us where it stands, and a person at Janover Capital will reply.
Janover Capital LLC is not HUD, the RAD Resource Desk or a housing authority, and is not affiliated with or endorsed by any of them. Nothing here is legal advice or an offer of credit.
Sources: RAD Resource Desk Component 1 property export, downloaded ; HUD RAD Contract Rents Look-Up Tool, May 2026. Hard cost per unit divides reported hard construction costs by RAD plus non-RAD units; blank where HUD's export reports none. About the data.