Real Estate Investing in Williamsburg, Michigan (49690)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49690 (Williamsburg, 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: 28.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 31.5 — 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 Williamsburg, MI (49690)?
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Market Analysis: 49690 Williamsburg
Investors eyeing 49690 need to respect the fundamentals at play. Home values of $484K come alongside slower price movement and elevated management overhead.
For an experienced owner, 49690 can be a a strong candidate for hunting ground — but the discount at $484K reflects genuine risk that outside investors often underestimate.
In the broader MI picture, 49690 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 49690 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Williamsburg's stable or hybrid ZIPs before stepping into 49690. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Williamsburg:
Property Strategy for 49690
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $355,255 | $1,420 | 2.9% | +9.0% | $177,627 |
| 3BR | $474,375 | $1,820 | 2.8% | +10.8% | $158,125 |
| 4BR | $674,912 | $1,880 | 2.0% | +11.7% | $168,728 |
| 5BR | $915,885 | — | — | +11.1% | $183,177 |
Market Trends
Home Value History (with trend line)
📊 How Does 49690 Compare?
| Metric | 49690 | Williamsburg | Traverse City, MI | Michigan |
|---|---|---|---|---|
| Home Value | $483,599 | $483,599 | N/A | $253,279 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 6.8% |
| Avg Rent | $1,278 | $1,278 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
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 49690 (Williamsburg, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $483,599 |
| Monthly Rent | $1,278 |
| Price-to-Rent | 31.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (2.1%). 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 49690
Population: 6,682
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 49690
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 541 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How tight is the rental market in Williamsburg, MI?
Williamsburg, MI carries elevated vacancy risk. Expect reliable absorption at market rents of $1,278/mo.
What do rentals go for in Williamsburg, MI?
Rental rates in Williamsburg, MI average $1,278/mo. Tenant demand and $484K home values make the yield look reasonable by investor standards.
What real estate strategy is ideal for Williamsburg, MI?
Williamsburg, MI investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($484K prices, $1,278/mo rents) make it a reasonable choice.
Does house hacking work in Williamsburg, MI?
House hacking in Williamsburg, MI is reasonable to execute. Prices around $484K and rents of $1,278/mo solid owner-occupant economics.
How strong is Williamsburg, MI for real estate investors?
Williamsburg, MI scores 3.0/5 for investability. Home values sit at $484K and rents near $1,278/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 49690 now. You don’t know where it ranks.
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How 49690 ranks in Traverse City, MI
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