Real Estate Investing in Eagle, Michigan (48822)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 48822 (Eagle, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Eagle, MI (48822)?
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Market Analysis: 48822 Eagle
ZIP 48822 inside Clinton County looks affordable on the surface — median value of $332K — but the discount exists for reasons that a careful buyer should understand before committing.
Looking more closely, the numbers look inviting — $332K purchase price, 0.0% nominal cap — the work to hit that pro forma in 48822 is substantial and deserves full respect.
Within MI, ZIP 48822 trails on several market indicators that neighboring Clinton County submarkets outperform. The gap is real and resilient enough to shape underwriting.
The 48822 ZIP's population of 2,410 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
tilts 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 Eagle:
Property Strategy for 48822
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $262,666 | $1,600 | 4.4% | +6.0% | $131,333 |
| 3BR | $327,576 | $2,050 | 4.5% | +7.0% | $109,192 |
| 4BR | $395,208 | $2,120 | 3.9% | +7.8% | $98,802 |
Market Trends
Home Value History (with trend line)
📊 How Does 48822 Compare?
| Metric | 48822 | Eagle | Lansing-East Lansing, MI | Michigan |
|---|---|---|---|---|
| Home Value | $331,546 | $331,546 | N/A | $253,279 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 6.8% |
| Avg Rent | $1,440 | $1,440 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 48822 (Eagle, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $331,546 |
| Monthly Rent | $1,440 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 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 (3.4%). 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 48822
Population: 2,410
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 48822
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 3,471 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Eagle, MI?
Expect rents around $1,440/mo per month in Eagle, MI. With home values at $332K, the yield math works out to reasonable levels for rental investors.
How do home values compare in Eagle, MI?
In Eagle, MI the median home value sits at $332K. Against the broader MI market, that reads as reasonable for most investors.
Do landlords face vacancy issues in Eagle, MI?
Rental vacancy in Eagle, MI is elevated. Investors should budget normal turnover but not chronic empty units.
Is Eagle, MI a friendly market for rental owners?
For rental operators, Eagle, MI rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Is Eagle, MI a smart market for rental property?
With a 3.0/5 investability score, Eagle, MI ranks as a solid market for rental property investors. Median prices of $332K and rents of $1,440/mo drive the underlying numbers.
You know 48822 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 48822 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 48822 ranks in Lansing-East Lansing, MI
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