Real Estate Investing in Le Roy, Michigan (49655)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49655 (Le Roy, 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: 39.0% 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 Le Roy, MI (49655)?
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Market Analysis: 49655 Le Roy
Investors eyeing 49655 need to respect the fundamentals at play. Home values of $215K come alongside slower price movement and elevated management overhead.
Rent of $891/mo on a $215K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 49655 sits below the stated 0.0% once reality is priced in.
In the broader MI picture, 49655 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 49655 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 49655 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 Le Roy:
Market Trends
Home Value History (with trend line)
📊 How Does 49655 Compare?
| Metric | 49655 | Le Roy | Michigan |
|---|---|---|---|
| Home Value | $215,237 | $215,237 | $253,279 |
| 5-Year CAGR | 5.5% | 5.5% | 6.8% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 3.2% | 3.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49655 (Le Roy, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $215,237 |
| Monthly Rent | $891 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +14.1% ▲ |
| 3-Year CAGR | +8.0% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 (3.2%). 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 49655
Population: 3,415
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 49655
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.
Frequently Asked Questions
Where do home prices stand in Le Roy, MI?
Le Roy, MI home values average about $215K. That price point suits investors targeting rentals with $891/mo in monthly income.
Does a duplex house hack pencil in Le Roy, MI?
The a challenging house-hack environment in Le Roy, MI reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the investability score for Le Roy, MI?
Le Roy, MI stands at an investability rating of 3.0/5, with median home values near $215K and average rents around $891/mo. That combination puts it in the resilient tier for investor interest.
Where do rents currently stand in Le Roy, MI?
The typical rental in Le Roy, MI commands about $891/mo monthly. That rent profile measured cash flow against the $215K purchase basis.
How strong is the working-renter base in Le Roy, MI?
The renter base in Le Roy, MI is reasonable for the $891/mo price point. Screening well and pricing to market typically yields steady tenants.
You know 49655 now. You don’t know where it ranks.
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