Real Estate Investing in Beulah, Michigan (49617)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49617 (Beulah, 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: 48.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 39.4 — 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 Beulah, MI (49617)?
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Market Analysis: 49617 Beulah
ZIP 49617 in Beulah, MI carries a sturdy set of headwinds. Home values near $439K and rents of $927/mo sit inside a market where underwriting has to be tight.
On balance, the numbers look inviting — $439K purchase price, 0.0% nominal cap — the work to hit that pro forma in 49617 is substantial and deserves full respect.
In the broader MI picture, 49617 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 49617 ZIP's population of 3,250 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
The right play in 49617 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 Beulah:
Property Strategy for 49617
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $412,640 | $1,260 | 2.2% | +10.9% | $137,547 |
| 4BR | $507,907 | $1,370 | 1.9% | +11.5% | $126,977 |
Market Trends
Home Value History (with trend line)
📊 How Does 49617 Compare?
| Metric | 49617 | Beulah | Traverse City, MI | Michigan |
|---|---|---|---|---|
| Home Value | $438,694 | $438,694 | N/A | $253,279 |
| 5-Year CAGR | 7.2% | 7.2% | N/A | 6.8% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49617 (Beulah, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $438,694 |
| Monthly Rent | $927 |
| Price-to-Rent | 39.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.7% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +9.6% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (1.7%). 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 49617
Population: 3,250
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
What is the rental occupancy rate in Beulah, MI?
Rental vacancy in Beulah, MI is elevated. Investors should budget normal turnover but not chronic empty units.
Is Beulah, MI good for landlords?
Beulah, MI operates under MI law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
How qualified is the tenant pool in Beulah, MI?
Working renters make up the core of the Beulah, MI tenant base. The pool is reasonable for investors targeting long-term holds.
How strong are rents in Beulah, MI?
Rent in Beulah, MI is around $927/mo. The resulting rent-to-value relationship with $439K pricing is reasonable for most investor models.
What are home prices like in Beulah, MI?
Homes in Beulah, MI typically sell near $439K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
You know 49617 now. You don’t know where it ranks.
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How 49617 ranks in Traverse City, MI
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