Real Estate Investing in Marshall, Michigan (49068)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49068 (Marshall, 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.
- Elevated vacancy: 8.5% vacancy may signal weakening demand.
What’s happening in Marshall, MI (49068)?
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Market Analysis: 49068 Marshall
The 49068 ZIP covers a section of Marshall that demands careful diligence. Prices near $254K look accessible, but the work to make a deal cash flow is real.
The investment case in 49068 is sturdy only for operators who understand what they are buying. A $254K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 49068's metrics run below Calhoun County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 49068 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 49068 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Marshall:
Property Strategy for 49068
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $183,754 | $1,150 | 4.5% | +9.2% | $91,877 |
| 3BR | $242,385 | $1,380 | 4.1% | +7.9% | $80,795 |
| 4BR | $304,186 | $1,530 | 3.6% | +7.1% | $76,047 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 49068 Compare?
| Metric | 49068 | Marshall | Battle Creek, MI | Michigan |
|---|---|---|---|---|
| Home Value | $253,894 | $253,894 | N/A | $253,279 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 6.8% |
| Avg Rent | $1,300 | $1,300 | N/A | - |
| 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 49068 (Marshall, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $253,894 |
| Monthly Rent | $1,300 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (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 49068
Population: 14,954
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 49068
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 1,519 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for Marshall, MI?
Marshall, MI scores 3.0/5 for investability. Home values sit at $254K and rents near $1,300/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How strong are rents in Marshall, MI?
Marshall, MI rentals go for roughly $1,300/mo a month. That puts gross yield in solid territory relative to $254K acquisition costs.
Do rentals sit vacant long in Marshall, MI?
Marshall, MI sees elevated vacancy, which is reasonable relative to the broader MI rental market.
What is the typical renter like in Marshall, MI?
The tenant pool in Marshall, MI is solid, supported by local employment and population fundamentals. Rents of $1,300/mo are well-absorbed by the market.
Is Marshall, MI landlord-friendly?
Rental owners in Marshall, MI deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 49068 now. You don’t know where it ranks.
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How 49068 ranks in Battle Creek, MI
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