Real Estate Investing in Lapeer, Michigan (48446)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 48446 (Lapeer, 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 Lapeer, MI (48446)?
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Market Analysis: 48446 Lapeer
The 48446 ZIP covers a section of Lapeer that demands careful diligence. Prices near $272K look accessible, but the work to make a deal cash flow is real.
Turning to rents, the numbers look inviting — $272K purchase price, 0.0% nominal cap — the work to hit that pro forma in 48446 is substantial and deserves full respect.
The gap between 48446 and stronger Lapeer ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 48446 ZIP's population of 30,807 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Strategically, 48446 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Lapeer:
Property Strategy for 48446
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $193,957 | $1,220 | 4.5% | +7.3% | $96,979 |
| 3BR | $254,219 | $1,490 | 4.2% | +7.2% | $84,740 |
| 4BR | $326,459 | $1,620 | 3.6% | +7.0% | $81,615 |
| 5BR | $403,367 | — | — | +6.2% | $80,673 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 48446 Compare?
| Metric | 48446 | Lapeer | Detroit-Warren-Dearborn, MI | Michigan |
|---|---|---|---|---|
| Home Value | $271,767 | $259,730 | N/A | $253,279 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 6.8% |
| Avg Rent | $1,373 | $1,271 | N/A | - |
| Cap Rate | 3.9% | 3.8% | - | - |
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 48446 (Lapeer, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $271,767 |
| Monthly Rent | $1,373 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 3.9% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (3.9%). 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 48446
Population: 30,807
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 48446
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
Frequently Asked Questions
Is rental property easy to operate in Lapeer, MI?
Lapeer, MI falls under MI landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Can owner-occupants cash flow in Lapeer, MI?
For house hackers, Lapeer, MI is a challenging. The $1,373/mo rent on a unit helps defray the mortgage on a $272K property.
Should investors consider Lapeer, MI?
Investors tracking Lapeer, MI will find a 3.0/5 rating supported by $272K median home values and $1,373/mo rents. That profile suits long-term holders targeting reliable returns.
What do rentals go for in Lapeer, MI?
Rent in Lapeer, MI is around $1,373/mo. The resulting rent-to-value relationship with $272K pricing is reasonable for most investor models.
How do home values compare in Lapeer, MI?
Lapeer, MI median home values land near $272K. That is reasonable territory for investors looking at $1,373/mo-per-month rentals.
You know 48446 now. You don’t know where it ranks.
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How 48446 ranks in Detroit-Warren-Dearborn, MI
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