Real Estate Investing in Beaverton, Michigan (48612)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 48612 (Beaverton, MI)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 32.3% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beaverton, MI (48612)?
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Market Analysis: 48612 Beaverton
ZIP 48612 inside Gladwin County looks affordable on the surface — median value of $185K — but the discount exists for reasons that a careful buyer should understand before committing.
From a cash-flow lens, the numbers look inviting — $185K purchase price, 0.0% nominal cap — the work to hit that pro forma in 48612 is substantial and deserves full respect.
In the broader MI picture, 48612 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 48612 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
appears to 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 Beaverton:
Property Strategy for 48612
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $144,563 | $1,050 | 5.2% | +7.7% | $72,282 |
| 3BR | $208,720 | $1,450 | 5.0% | +7.8% | $69,573 |
Market Trends
Home Value History (with trend line)
📊 How Does 48612 Compare?
| Metric | 48612 | Beaverton | Michigan |
|---|---|---|---|
| Home Value | $184,922 | $184,922 | $253,279 |
| 5-Year CAGR | 5.1% | 5.1% | 6.8% |
| Avg Rent | $945 | $945 | - |
| Cap Rate | 4.0% | 4.0% | - |
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 48612 (Beaverton, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $184,922 |
| Monthly Rent | $945 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +15.6% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (4.0%). 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 48612
Population: 8,505
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 48612
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.
Frequently Asked Questions
How does Beaverton, MI rate as a rental market?
Beaverton, MI scores 3.0/5 for investability. Home values sit at $185K and rents near $945/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are eviction rules reasonable in Beaverton, MI?
For rental operators, Beaverton, MI rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How do experienced investors play Beaverton, MI?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Beaverton, MI. The numbers - $185K homes against $945/mo rents - support that play.
Is it easy to find good tenants in Beaverton, MI?
The renter base in Beaverton, MI is reasonable for the $945/mo price point. Screening well and pricing to market typically yields consistent tenants.
Do rentals sit vacant long in Beaverton, MI?
Expect elevated vacancy in Beaverton, MI. Rents at $945/mo are absorbed by the tenant base without meaningful lag.
You know 48612 now. You don’t know where it ranks.
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Community Ratings
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