Real Estate Investing in Goodrich, Michigan (48438)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 48438 (Goodrich, 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.
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 Goodrich, MI (48438)?
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Market Analysis: 48438 Goodrich
ZIP 48438 inside Genesee County looks affordable on the surface — median value of $381K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 48438 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Goodrich have seen price recovery that 48438 has not matched. Genesee County data supports the view that the spread is structural rather than temporary.
A impressive renter share of 3% in 48438 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
trends 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 Goodrich:
Property Strategy for 48438
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $252,915 | $1,440 | 4.1% | +7.3% | $126,457 |
| 3BR | $339,731 | $1,770 | 3.8% | +7.6% | $113,244 |
| 4BR | $419,523 | $2,060 | 3.5% | +7.1% | $104,881 |
Market Trends
Home Value History (with trend line)
📊 How Does 48438 Compare?
| Metric | 48438 | Goodrich | Flint, MI | Michigan |
|---|---|---|---|---|
| Home Value | $380,866 | $380,866 | N/A | $253,279 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 6.8% |
| Avg Rent | $1,296 | $1,296 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 48438 (Goodrich, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $380,866 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 24.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 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 (2.7%). 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 48438
Population: 7,305
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 48438
Schools in This ZIP Code
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 2,426 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Goodrich, MI?
Typical homes in Goodrich, MI go for around $381K. The 5-year CAGR of 0.0% even-keeled price movement.
What is the renter demographic in Goodrich, MI?
Tenant quality in Goodrich, MI ranks as solid. Landlords generally report reliable occupancy at market rents of $1,296/mo.
Where do rents currently stand in Goodrich, MI?
Investors in Goodrich, MI typically see rents near $1,296/mo per month against $381K home values - a solid setup for rental cash flow.
How does Goodrich, MI rate as a rental market?
Goodrich, MI rates 3.0/5 for investability. With median values at $381K and rents near $1,296/mo, the market offers reasonable fundamentals for rental investors.
Is Goodrich, MI better for rentals, flips, or BRRRR?
Goodrich, MI investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($381K prices, $1,296/mo rents) make it a reasonable choice.
You know 48438 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 48438 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 48438 ranks in Flint, MI
Every ZIP in this metro, ranked. Free.
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