Real Estate Investing in Cooper, Michigan (49004)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49004 (Cooper, 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.
No major risk flags on the data we track.
What’s happening in Cooper, MI (49004)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 49004 Cooper
The 49004 ZIP covers a section of Cooper that demands careful diligence. Prices near $231K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $231K asset, 49004 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 49004's metrics run below Kalamazoo County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 49004 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 49004 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 Cooper:
Property Strategy for 49004
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $162,029 | $1,190 | 5.3% | +8.5% | $81,015 |
| 3BR | $214,980 | $1,570 | 5.3% | +7.9% | $71,660 |
| 4BR | $294,156 | $1,610 | 3.9% | +7.6% | $73,539 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 49004 Compare?
| Metric | 49004 | Cooper | Kalamazoo-Portage, MI | Michigan |
|---|---|---|---|---|
| Home Value | $230,587 | $230,587 | N/A | $253,279 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 6.8% |
| Avg Rent | $1,283 | $1,283 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
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 49004 (Cooper, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $230,587 |
| Monthly Rent | $1,283 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.3% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | +15.1% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). 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 49004
Population: 17,796
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 49004
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 2,270 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Cooper, MI?
Homes in Cooper, MI typically sell near $231K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
Are renters plentiful in Cooper, MI?
The renter base in Cooper, MI is reasonable for the $1,283/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
Is Cooper, MI a friendly market for rental owners?
Landlord-friendliness in Cooper, MI is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does a duplex house hack pencil in Cooper, MI?
Cooper, MI offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,283/mo rent level.
How tight is the rental market in Cooper, MI?
Cooper, MI vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 49004 now. You don’t know where it ranks.
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How 49004 ranks in Kalamazoo-Portage, MI
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