Real Estate Investing in Washington, Michigan (48094)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 48094 (Washington, 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.
No major risk flags on the data we track.
What’s happening in Washington, MI (48094)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 48094 Washington
On the rental side, ZIP 48094 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $473K median. It rewards specialists, not generalists.
For an experienced owner, 48094 can be a an appealing option for hunting ground — but the discount at $473K reflects genuine risk that outside investors often underestimate.
ZIP 48094's metrics run below Macomb County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 48094 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
seems to 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 Washington:
Property Strategy for 48094
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $308,702 | $1,550 | 3.6% | +5.3% | $154,351 |
| 3BR | $437,209 | $1,890 | 3.1% | +6.5% | $145,736 |
| 4BR | $607,838 | $2,050 | 2.4% | +7.8% | $151,959 |
| 5BR | $816,995 | — | — | +8.1% | $163,399 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 48094 Compare?
| Metric | 48094 | Washington | Detroit-Warren-Dearborn, MI | Michigan |
|---|---|---|---|---|
| Home Value | $472,894 | $508,598 | N/A | $253,279 |
| 5-Year CAGR | 4.5% | 5.1% | N/A | 6.8% |
| Avg Rent | $2,116 | $1,535 | N/A | - |
| Cap Rate | 3.5% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 48094 (Washington, MI). Anonymous, moderated, never written by AI.
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Property managers serving Macomb County
Manage rentals here? List your business →Beacon Management offers property management services for various communities and properties across Michigan, including Ann Arbor, Auburn Hills, Bloomfield Hills, Canton, and Southfield. summary from their website
Key 3 Property Management Group offers property management services in Michigan. summary from their website
Michigan Property Management Solutions offers homes for rent in Michigan, near Macomb Twp., Fraser, Utica, Clinton Valley, and Detroit. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $472,894 |
| Monthly Rent | $2,116 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (3.5%). 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 48094
Population: 20,638
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
🎓 Schools in 48094
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Indian Hills Elementary School
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 7,973 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Washington, MI?
With a 3.0/5 investability score, Washington, MI ranks as a solid market for rental property investors. Median prices of $473K and rents of $2,116/mo drive the underlying numbers.
How expensive is real estate in Washington, MI?
The median home value in Washington, MI is roughly $473K. That puts it reasonable relative to the MI statewide average.
What are vacancy rates like in Washington, MI?
Washington, MI sees elevated vacancy, which is reasonable relative to the broader MI rental market.
What investment strategy works best in Washington, MI?
In Washington, MI the robust play is typically careful cash-flow rentals with hands-on management. The combination of $473K prices and $2,116/mo rents suits that approach.
What do landlords charge for rent in Washington, MI?
Rent in Washington, MI is around $2,116/mo. The resulting rent-to-value relationship with $473K pricing is reasonable for most investor models.
You know 48094 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 48094 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 48094 ranks in Detroit-Warren-Dearborn, MI
Every ZIP in this metro, ranked. Free.
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