Real Estate Investing in South Haven, Michigan (49090)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49090 (South Haven, MI)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 34.1% of homes vacant — above national norms.
What’s happening in South Haven, MI (49090)?
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Market Analysis: 49090 South Haven
Not every below-median market is a bargain. South Haven's 49090 ZIP clocks in at signals that favor experienced operators who can absorb the risk $380K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 49090 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within MI, ZIP 49090 trails on several market indicators that neighboring Van Buren County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The 49090 ZIP's population of 13,562 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Strategy in 49090 is an operator game, not a passive one. In practical terms, entry prices of $380K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in South Haven:
Property Strategy for 49090
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $285,204 | $820 | 2.1% | +8.8% | $285,204 |
| 2BR | $347,186 | $1,070 | 2.2% | +8.9% | $173,593 |
| 3BR | $402,400 | $1,400 | 2.5% | +8.7% | $134,133 |
| 4BR | $552,601 | $1,480 | 1.9% | +8.6% | $138,150 |
| 5BR | $847,980 | — | — | +8.8% | $169,596 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 49090 Compare?
| Metric | 49090 | South Haven | Holland, MI | Michigan |
|---|---|---|---|---|
| Home Value | $380,137 | $380,137 | N/A | $253,279 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 6.8% |
| Avg Rent | $2,250 | $2,250 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49090 (South Haven, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $380,137 |
| Monthly Rent | $2,250 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (4.6%). 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 49090
Population: 13,562
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 49090
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 strong is South Haven, MI for real estate investors?
South Haven, MI rates 3.0/5 for investability. With median values at $380K and rents near $2,250/mo, the market offers reasonable fundamentals for rental investors.
Are rents high in South Haven, MI?
South Haven, MI rentals go for roughly $2,250/mo a month. That puts gross yield in solid territory relative to $380K acquisition costs.
How deep is the rental pool in South Haven, MI?
The tenant pool in South Haven, MI is solid, supported by local employment and population fundamentals. Rents of $2,250/mo are well-absorbed by the market.
What are home prices like in South Haven, MI?
Median home price in South Haven, MI is near $380K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
What investment strategy works best in South Haven, MI?
In South Haven, MI the durable play is typically careful cash-flow rentals with hands-on management. The combination of $380K prices and $2,250/mo rents suits that approach.
You know 49090 now. You don’t know where it ranks.
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How 49090 ranks in Holland, MI
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