Real Estate Investing in Union, Michigan (49130)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49130 (Union, MI)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 25.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 36.9 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Union, MI (49130)?
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Market Analysis: 49130 Union
ZIP 49130 inside Cass County looks affordable on the surface — median value of $386K — but the discount exists for reasons that a careful buyer should understand before committing.
On balance, the numbers look inviting — $386K purchase price, 0.0% nominal cap — the work to hit that pro forma in 49130 is substantial and deserves full respect.
Statewide comparisons place 49130 among MI's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 49130 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Union:
Market Trends
Home Value History (with trend line)
📊 How Does 49130 Compare?
| Metric | 49130 | Union | Michigan |
|---|---|---|---|
| Home Value | $386,000 | $386,000 | $253,279 |
| 5-Year CAGR | 4.6% | 4.6% | 6.8% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 1.8% | 1.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49130 (Union, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $386,000 |
| Monthly Rent | $873 |
| Price-to-Rent | 36.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +7.6% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 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 (1.8%). 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 49130
Population: 1,216
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Union in MI worth investing in?
Our data puts Union, MI at 3.0/5 for investability. Home prices of $386K and rents around $873/mo create a solid backdrop for investor activity.
What strategy should investors use in Union, MI?
A careful cash-flow rentals with hands-on management strategy Union, MI best. The market produces predictable results for that approach at the $386K price point.
Should investors worry about vacancy in Union, MI?
Union, MI sees elevated vacancy, which is reasonable relative to the broader MI rental market.
Is rental property easy to operate in Union, MI?
Landlord-friendliness in Union, MI is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How much do tenants pay in Union, MI?
Expect rents around $873/mo per month in Union, MI. With home values at $386K, the yield math works out to reasonable levels for rental investors.
You know 49130 now. You don’t know where it ranks.
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How 49130 ranks in South Bend-Mishawaka, IN-MI
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