Real Estate Investing in Waterford, Michigan (48327)
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Should you buy in 48327 (Waterford, MI)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
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 Waterford, MI (48327)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 48327 Waterford
Not every below-median market is a bargain. Waterford's 48327 ZIP sits at signals that favor experienced operators who can absorb the risk $284K pricing implies.
The investment case in 48327 is impressive only for operators who understand what they are buying. A $284K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 48327's metrics run below Oakland County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 48327 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 48327 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Waterford:
Property Strategy for 48327
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $205,411 | $1,260 | 4.4% | +6.7% | $102,706 |
| 3BR | $287,836 | $1,540 | 3.9% | +6.7% | $95,945 |
| 4BR | $348,640 | $1,670 | 3.4% | +6.6% | $87,160 |
| 5BR | $364,087 | — | — | +6.5% | $72,817 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 48327 Compare?
| Metric | 48327 | Waterford | Detroit-Warren-Dearborn, MI | Michigan |
|---|---|---|---|---|
| Home Value | $283,621 | $280,194 | N/A | $253,279 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 6.8% |
| Avg Rent | $1,162 | $1,375 | N/A | - |
| Cap Rate | 3.2% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 48327 (Waterford, MI). Anonymous, moderated, never written by AI.
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Property managers serving Oakland County
Manage rentals here? List your business →Symmetry Management specializes in commercial real estate management. summary from their website
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
Great Day Realty is a real estate company. 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 | $283,621 |
| Monthly Rent | $1,162 |
| Price-to-Rent | 20.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (3.2%). 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 48327
Population: 20,843
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 48327
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Donelson Hills Elementary School
Waterford Durant High School
Momentum Academy
Waterford Lifetracks Program Crary Campus
Waterford Mott 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
Is Waterford, MI a good market for buy-and-hold investors?
With a 3.0/5 investability score, Waterford, MI ranks as a solid market for rental property investors. Median prices of $284K and rents of $1,162/mo drive the underlying numbers.
How do home values compare in Waterford, MI?
Waterford, MI home values average about $284K. That price point suits investors targeting rentals with $1,162/mo in monthly income.
What type of investing works in Waterford, MI?
Waterford, MI investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($284K prices, $1,162/mo rents) make it a reasonable choice.
Is MI a landlord-friendly state?
Waterford, MI falls under MI landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How quickly do rentals get leased in Waterford, MI?
Occupancy in Waterford, MI runs reliable with elevated vacancy. Well-priced units at $1,162/mo lease on reasonable timelines.
You know 48327 now. You don’t know where it ranks.
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How 48327 ranks in Detroit-Warren-Dearborn, MI
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