Real Estate Investing in Mount Morris, Michigan (48458)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 48458 (Mount Morris, 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.
- High vacancy: 12.0% of homes vacant — above national norms.
- Higher unemployment: 7.4% unemployment — tenant risk signal.
What’s happening in Mount Morris, MI (48458)?
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Market Analysis: 48458 Mount Morris
Investors eyeing 48458 need to respect the fundamentals at play. Home values of $121K come alongside slower price movement and elevated management overhead.
Rent of $960/mo on a $121K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 48458 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Mount Morris have seen price recovery that 48458 has not matched. Genesee County data supports the view that the spread is structural rather than temporary.
A sturdy renter share of 33% in 48458 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 48458 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 Mount Morris:
Property Strategy for 48458
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $96,158 | $1,000 | 7.5% | +9.6% | $48,079 |
| 3BR | $133,662 | $1,230 | 6.6% | +9.0% | $44,554 |
| 4BR | $172,314 | $1,450 | 6.1% | +7.9% | $43,078 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 48458 Compare?
| Metric | 48458 | Mount Morris | Flint, MI | Michigan |
|---|---|---|---|---|
| Home Value | $120,845 | $120,845 | N/A | $253,279 |
| 5-Year CAGR | 6.0% | 6.0% | N/A | 6.8% |
| Avg Rent | $960 | $960 | N/A | - |
| Cap Rate | 6.2% | 6.2% | - | - |
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 48458 (Mount Morris, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $120,845 |
| Monthly Rent | $960 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.5% |
| Cap Rate | 6.2% |
| 5-Year IRR | 12.2% |
📈 Home Appreciation
| 1-Year | +15.3% ▲ |
| 3-Year CAGR | +8.4% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +10.5% ▲ |
🏠 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 (6.2%). 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 48458
Population: 19,411
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 48458
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
Is Mount Morris, MI better for rentals, flips, or BRRRR?
Investors usually favor careful cash-flow rentals with hands-on management in Mount Morris, MI. With home values at $121K and rents near $960/mo, other strategies can work but produce stable rather than outsized returns.
How strong is the working-renter base in Mount Morris, MI?
Mount Morris, MI draws a predictable base of working renters. Demand at the $960/mo rent level is reasonable for standard single-family and small multi rentals.
Are eviction rules reasonable in Mount Morris, MI?
Landlord-friendliness in Mount Morris, MI is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How tight is the rental market in Mount Morris, MI?
Mount Morris, MI vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Can owner-occupants cash flow in Mount Morris, MI?
The a challenging house-hack environment in Mount Morris, MI reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 48458 now. You don’t know where it ranks.
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How 48458 ranks in Flint, MI
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