Real Estate Investing in Camden, Michigan (49232)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49232 (Camden, 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: 24.4% 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 Camden, MI (49232)?
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Market Analysis: 49232 Camden
Not every below-median market is a bargain. Camden's 49232 ZIP clocks in at signals that favor experienced operators who can absorb the risk $256K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 49232 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within MI, ZIP 49232 trails on several market indicators that neighboring Hillsdale County submarkets outperform. The gap is real and robust enough to shape underwriting.
The 49232 ZIP's population of 2,829 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The 49232 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Camden:
Market Trends
Home Value History (with trend line)
📊 How Does 49232 Compare?
| Metric | 49232 | Camden | Hillsdale, MI | Michigan |
|---|---|---|---|---|
| Home Value | $256,374 | $256,374 | N/A | $253,279 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 6.8% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49232 (Camden, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $256,374 |
| Monthly Rent | $918 |
| Price-to-Rent | 23.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +10.7% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (2.8%). 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 49232
Population: 2,829
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 49232
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
What do rentals go for in Camden, MI?
Rental rates in Camden, MI average $918/mo. Tenant demand and $256K home values make the yield look reasonable by investor standards.
How deep is the rental pool in Camden, MI?
The tenant pool in Camden, MI is solid, supported by local employment and population fundamentals. Rents of $918/mo are well-absorbed by the market.
Are homes affordable in Camden, MI?
Camden, MI median home values land near $256K. That is reasonable territory for investors looking at $918/mo-per-month rentals.
Is house hacking profitable in Camden, MI?
House hacking works a challenging in Camden, MI. Rents of $918/mo against $256K acquisition make the strategy solid for owner-occupants.
Are eviction rules reasonable in Camden, MI?
For rental operators, Camden, MI rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 49232 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 49232 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 49232 ranks in Hillsdale, MI
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