Real Estate Investing in Washington, Michigan (48095)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 48095 (Washington, MI)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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 47.6 — 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 Washington, MI (48095)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 48095 Washington
Not every below-median market is a bargain. Washington's 48095 ZIP comes in at signals that favor experienced operators who can absorb the risk $544K pricing implies.
Rent of $954/mo on a $544K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 48095 sits below the stated 0.0% once reality is priced in.
In the broader MI picture, 48095 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 48095 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 48095 is an operator game, not a passive one. Looking more closely, entry prices of $544K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Washington:
Property Strategy for 48095
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $475,354 | $1,300 | 2.0% | +7.5% | $158,451 |
| 4BR | $666,196 | $1,400 | 1.5% | +8.1% | $166,549 |
| 5BR | $803,951 | — | — | — | $160,790 |
Market Trends
Home Value History (with trend line)
📊 How Does 48095 Compare?
| Metric | 48095 | Washington | Detroit-Warren-Dearborn, MI | Michigan |
|---|---|---|---|---|
| Home Value | $544,302 | $508,598 | N/A | $253,279 |
| 5-Year CAGR | 5.7% | 5.1% | N/A | 6.8% |
| Avg Rent | $954 | $1,535 | N/A | - |
| Cap Rate | 1.4% | 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 48095 (Washington, MI). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 48095 (Washington, MI)?
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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 | $544,302 |
| Monthly Rent | $954 |
| Price-to-Rent | 47.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.1% |
| Cap Rate | 1.4% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (1.4%). 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 48095
Population: 5,682
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 48095
Schools in This ZIP Code
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
Hevel Elementary
Washington Elementary School
Romeo High 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
What is the typical vacancy rate in Washington, MI?
Washington, MI vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How should investors approach Washington, MI?
Most investors in Washington, 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.
What price range are homes in Washington, MI?
The median home value in Washington, MI is roughly $544K. That puts it reasonable relative to the MI statewide average.
How viable is house hacking in Washington, MI?
The house hack math a challenging in Washington, MI. Owner-occupant buyers benefit from the $954/mo rents and $544K home values.
What is the tenant pool like in Washington, MI?
Expect a solid tenant pool in Washington, MI. The rental market absorbs $954/mo rents without meaningful friction.
You know 48095 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 48095 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 48095 ranks in Detroit-Warren-Dearborn, MI
Every ZIP in this metro, ranked. Free.
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