Real Estate Investing in South Boardman, Michigan (49680)
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Should you buy in 49680 (South Boardman, 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: 20.7% 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 South Boardman, MI (49680)?
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Market Analysis: 49680 South Boardman
On balance, ZIP 49680 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $226K median. It rewards specialists, not generalists.
The 49680 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 49680 and stronger South Boardman ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 49680 ZIP's population of 2,125 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.
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 South Boardman:
Market Trends
Home Value History (with trend line)
📊 How Does 49680 Compare?
| Metric | 49680 | South Boardman | Traverse City, MI | Michigan |
|---|---|---|---|---|
| Home Value | $225,860 | $225,860 | N/A | $253,279 |
| 5-Year CAGR | 6.0% | 6.0% | N/A | 6.8% |
| Avg Rent | $1,089 | $1,089 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49680 (South Boardman, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $225,860 |
| Monthly Rent | $1,089 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 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 (3.8%). 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 49680
Population: 2,125
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
How strong is South Boardman, MI for real estate investors?
South Boardman, MI rates 3.0/5 for investability. With median values at $226K and rents near $1,089/mo, the market offers reasonable fundamentals for rental investors.
How much rent can I charge in South Boardman, MI?
South Boardman, MI rentals go for roughly $1,089/mo a month. That puts gross yield in solid territory relative to $226K acquisition costs.
What is it like being a landlord in South Boardman, MI?
MI law landlord-friendly for landlords, and South Boardman inherits those rules. Investors should still review local ordinances for rental licensing.
What is the best play in South Boardman, MI?
South Boardman, MI investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($226K prices, $1,089/mo rents) make it a reasonable choice.
Is the tenant base reliable in South Boardman, MI?
The renter base in South Boardman, MI is reasonable for the $1,089/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
You know 49680 now. You don’t know where it ranks.
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How 49680 ranks in Traverse City, MI
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