Real Estate Investing in Union City, Michigan (49094)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49094 (Union City, 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.
- High vacancy: 17.1% 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 Union City, MI (49094)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 49094 Union City
Not every below-median market is a bargain. Union City's 49094 ZIP stands at signals that favor experienced operators who can absorb the risk $180K pricing implies.
Looking more closely, the numbers look inviting — $180K purchase price, 0.0% nominal cap — the work to hit that pro forma in 49094 is substantial and deserves full respect.
Regionally, 49094 sits on the difficult end of the MI spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 49094 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 49094 is an operator game, not a passive one. On balance, entry prices of $180K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Union City:
Market Trends
Home Value History (with trend line)
📊 How Does 49094 Compare?
| Metric | 49094 | Union City | Coldwater, MI | Michigan |
|---|---|---|---|---|
| Home Value | $179,738 | $179,738 | N/A | $253,279 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 6.8% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 49094 (Union City, MI). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 49094 (Union City, MI)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $179,738 |
| Monthly Rent | $891 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +9.2% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (3.9%). 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 49094
Population: 3,755
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 49094
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
Frequently Asked Questions
Is Union City, MI a good place for real estate investing?
Union City, MI registers an investability rating of 3.0/5, with median home values near $180K and average rents around $891/mo. That combination puts it in the impressive tier for investor interest.
Which investment style suits Union City, MI?
A careful cash-flow rentals with hands-on management strategy Union City, MI best. The market produces measured results for that approach at the $180K price point.
How much is rent in Union City, MI?
Union City, MI rentals go for roughly $891/mo a month. That puts gross yield in solid territory relative to $180K acquisition costs.
Is house hacking profitable in Union City, MI?
House hacking in Union City, MI is reasonable to execute. Prices around $180K and rents of $891/mo solid owner-occupant economics.
What is the average home sale price in Union City, MI?
Expect median prices around $180K in Union City, MI. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
You know 49094 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 49094 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 49094 ranks in Coldwater, MI
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 49094 (Union City)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 49094 (Union City, MI).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.