Real Estate Investing in Vienna, Michigan (48420)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 48420 (Vienna, 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 Vienna, MI (48420)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 48420 Vienna
Not every below-median market is a bargain. Vienna's 48420 ZIP registers signals that favor experienced operators who can absorb the risk $226K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 48420 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within MI, ZIP 48420 trails on several market indicators that neighboring Genesee County submarkets outperform. The gap is real and durable enough to shape underwriting.
A impressive renter share of 19% in 48420 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 48420 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 Vienna:
Property Strategy for 48420
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $180,435 | $970 | 3.9% | +8.7% | $90,217 |
| 3BR | $215,499 | $1,210 | 4.0% | +8.2% | $71,833 |
| 4BR | $256,135 | $1,410 | 4.0% | +7.9% | $64,034 |
| 5BR | $300,605 | — | — | +7.0% | $60,121 |
Market Trends
Home Value History (with trend line)
📊 How Does 48420 Compare?
| Metric | 48420 | Vienna | Flint, MI | Michigan |
|---|---|---|---|---|
| Home Value | $226,393 | $226,393 | N/A | $253,279 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 6.8% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 48420 (Vienna, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $226,393 |
| Monthly Rent | $873 |
| Price-to-Rent | 21.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (3.0%). 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 48420
Population: 21,213
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 48420
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
What is the rental occupancy rate in Vienna, MI?
Vienna, MI carries elevated vacancy risk. Expect predictable absorption at market rents of $873/mo.
What do landlords charge for rent in Vienna, MI?
Rental rates in Vienna, MI average $873/mo. Tenant demand and $226K home values make the yield look reasonable by investor standards.
Are landlord laws favorable in Vienna, MI?
MI law landlord-friendly for landlords, and Vienna inherits those rules. Investors should still review local ordinances for rental licensing.
Does a duplex house hack pencil in Vienna, MI?
Vienna, MI offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $873/mo rent level.
How strong is Vienna, MI for real estate investors?
Yes - Vienna, MI a 3.0/5 investability score. With $226K home prices against $873/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 48420 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 48420 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 48420 ranks in Flint, MI
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