Real Estate Investing in Sherwood, Michigan (49089)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49089 (Sherwood, MI)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sherwood, MI (49089)?
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Market Analysis: 49089 Sherwood
Investors eyeing 49089 need to respect the fundamentals at play. Home values of $160K come alongside slower price movement and elevated management overhead.
From a cash-flow lens, the numbers look inviting — $160K purchase price, 0.0% nominal cap — the work to hit that pro forma in 49089 is substantial and deserves full respect.
Nearby ZIPs in Sherwood have seen price recovery that 49089 has not matched. Branch County data supports the view that the spread is structural rather than temporary.
The 49089 ZIP's population of 2,044 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The right play in 49089 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 Sherwood:
Market Trends
Home Value History (with trend line)
📊 How Does 49089 Compare?
| Metric | 49089 | Sherwood | Coldwater, MI | Michigan |
|---|---|---|---|---|
| Home Value | $159,738 | $159,738 | N/A | $253,279 |
| 5-Year CAGR | 1.7% | 1.7% | N/A | 6.8% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49089 (Sherwood, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $159,738 |
| Monthly Rent | $873 |
| Price-to-Rent | 15.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +12.4% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (4.3%). 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 49089
Population: 2,044
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
Frequently Asked Questions
Are there empty rentals in Sherwood, MI?
Vacancy in Sherwood, MI is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $873/mo.
What is the median home value in Sherwood, MI?
Expect median prices around $160K in Sherwood, MI. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
Is real estate in Sherwood, MI a good investment right now?
Sherwood, MI rates 3.0/5 for investability. With median values at $160K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
How landlord-friendly is Sherwood, MI?
The landlord environment in Sherwood, MI is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What real estate strategy is ideal for Sherwood, MI?
For Sherwood, MI, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
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How 49089 ranks in Coldwater, MI
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