Real Estate Investing in Casco, Michigan (48064)
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Should you buy in 48064 (Casco, MI)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 34.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Casco, MI (48064)?
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Market Analysis: 48064 Casco
ZIP 48064 inside Saint Clair County looks affordable on the surface — median value of $390K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 48064 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader MI picture, 48064 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 48064 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Casco:
Market Trends
Home Value History (with trend line)
📊 How Does 48064 Compare?
| Metric | 48064 | Casco | Detroit-Warren-Dearborn, MI | Michigan |
|---|---|---|---|---|
| Home Value | $389,842 | $389,842 | N/A | $253,279 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 6.8% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 1.9% | 1.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 48064 (Casco, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $389,842 |
| Monthly Rent | $954 |
| Price-to-Rent | 34.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +7.4% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 48064
Population: 3,996
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the median home value in Casco, MI?
Expect median prices around $390K in Casco, MI. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
How much do tenants pay in Casco, MI?
Expect rents around $954/mo per month in Casco, MI. With home values at $390K, the yield math works out to reasonable levels for rental investors.
How strong is the working-renter base in Casco, MI?
The renter base in Casco, MI is reasonable for the $954/mo price point. Screening well and pricing to market typically yields stable tenants.
What investment strategy works best in Casco, MI?
Most investors in Casco, MI run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How quickly do rentals get leased in Casco, MI?
Casco, MI carries elevated vacancy risk. Expect predictable absorption at market rents of $954/mo.
You know 48064 now. You don’t know where it ranks.
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How 48064 ranks in Detroit-Warren-Dearborn, MI
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