Real Estate Investing in Vicksburg, Michigan (49052)
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Should you buy in 49052 (Vicksburg, 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.
- Higher unemployment: 9.7% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Vicksburg, MI (49052)?
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Market Analysis: 49052 Vicksburg
Investors eyeing 49052 need to respect the fundamentals at play. Home values of $265K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $265K asset, 49052 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader MI picture, 49052 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 49052 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 49052 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Vicksburg:
Market Trends
Home Value History (with trend line)
📊 How Does 49052 Compare?
| Metric | 49052 | Vicksburg | Kalamazoo-Portage, MI | Michigan |
|---|---|---|---|---|
| Home Value | $265,389 | $277,343 | N/A | $253,279 |
| 5-Year CAGR | 7.0% | 6.0% | N/A | 6.8% |
| Avg Rent | $963 | $1,282 | N/A | - |
| Cap Rate | 2.8% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49052 (Vicksburg, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $265,389 |
| Monthly Rent | $963 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +12.3% ▲ |
| 3-Year CAGR | +9.8% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (2.8%). 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 49052
Population: 1,086
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the average monthly rent in Vicksburg, MI?
Expect rents around $963/mo per month in Vicksburg, MI. With home values at $265K, the yield math works out to reasonable levels for rental investors.
What kind of tenants rent in Vicksburg, MI?
Tenant quality in Vicksburg, MI ranks as solid. Landlords generally report consistent occupancy at market rents of $963/mo.
Is Vicksburg in MI worth investing in?
Our data puts Vicksburg, MI at 3.0/5 for investability. Home prices of $265K and rents around $963/mo create a solid backdrop for investor activity.
What is the smart move for investors in Vicksburg, MI?
In Vicksburg, MI the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $265K prices and $963/mo rents suits that approach.
How viable is house hacking in Vicksburg, MI?
The house hack math a challenging in Vicksburg, MI. Owner-occupant buyers benefit from the $963/mo rents and $265K home values.
You know 49052 now. You don’t know where it ranks.
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How 49052 ranks in Kalamazoo-Portage, MI
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