Real Estate Investing in Willis, Michigan (48191)
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Should you buy in 48191 (Willis, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Willis, MI (48191)?
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Market Analysis: 48191 Willis
This part of Washtenaw County is not an easy win. The 48191 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 48191 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Willis have seen price recovery that 48191 has not matched. Washtenaw County data supports the view that the spread is structural rather than temporary.
Employment concentration in 48191 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 48191 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Willis:
Property Strategy for 48191
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $244,034 | $1,750 | 5.2% | — | $122,017 |
| 3BR | $280,206 | $2,100 | 5.4% | +3.3% | $93,402 |
| 4BR | $400,326 | $2,340 | 4.2% | +6.9% | $100,082 |
Market Trends
Home Value History (with trend line)
📊 How Does 48191 Compare?
| Metric | 48191 | Willis | Ann Arbor, MI | Michigan |
|---|---|---|---|---|
| Home Value | $311,073 | $311,073 | N/A | $253,279 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 6.8% |
| Avg Rent | $1,575 | $1,575 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 48191 (Willis, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $311,073 |
| Monthly Rent | $1,575 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (4.0%). 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 48191
Population: 4,253
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
Investor Insight: With 6,143 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Willis, MI?
In Willis, MI the median home value sits at $311K. Against the broader MI market, that reads as reasonable for most investors.
How much do tenants pay in Willis, MI?
Expect rents around $1,575/mo per month in Willis, MI. With home values at $311K, the yield math works out to reasonable levels for rental investors.
Can I live-in-and-rent in Willis, MI?
House hacking in Willis, MI is a challenging. With home values around $311K and rents at $1,575/mo, owner-occupants can offset a meaningful share of PITI.
Are eviction rules reasonable in Willis, MI?
For rental operators, Willis, MI rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Is the tenant base reliable in Willis, MI?
The renter base in Willis, MI is reasonable for the $1,575/mo price point. Screening well and pricing to market typically yields measured tenants.
You know 48191 now. You don’t know where it ranks.
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How 48191 ranks in Ann Arbor, MI
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