Real Estate Investing in Horton, Michigan (49246)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49246 (Horton, 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.
- Elevated vacancy: 11.8% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.2 — 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 Horton, MI (49246)?
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Market Analysis: 49246 Horton
ZIP 49246 in Horton, MI carries a substantial set of headwinds. Home values near $311K and rents of $1,026/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 49246 can be a an appealing option for hunting ground — but the discount at $311K reflects genuine risk that outside investors often underestimate.
Within MI, ZIP 49246 trails on several market indicators that neighboring Jackson County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Demographically, 49246 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 49246 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 Horton:
Market Trends
Home Value History (with trend line)
📊 How Does 49246 Compare?
| Metric | 49246 | Horton | Jackson, MI | Michigan |
|---|---|---|---|---|
| Home Value | $310,612 | $310,612 | N/A | $253,279 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 6.8% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 49246 (Horton, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $310,612 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 25.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (2.6%). 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 49246
Population: 3,486
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 49246
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 661 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is rental property easy to operate in Horton, MI?
MI ranks as a landlord-friendly state for landlord-tenant law. Horton generally follows the statewide framework, so landlords face reasonable operating rules.
Is the tenant base reliable in Horton, MI?
Tenant quality in Horton, MI ranks as solid. Landlords generally report measured occupancy at market rents of $1,026/mo.
Is Horton, MI suited for a house hack?
House hacking works a challenging in Horton, MI. Rents of $1,026/mo against $311K acquisition make the strategy solid for owner-occupants.
Is Horton, MI a good market for buy-and-hold investors?
Horton, MI scores 3.0/5 for investability. Home values sit at $311K and rents near $1,026/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the typical home price in Horton, MI?
The median home value in Horton, MI is roughly $311K. That puts it reasonable relative to the MI statewide average.
You know 49246 now. You don’t know where it ranks.
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How 49246 ranks in Jackson, MI
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