Real Estate Investing in Boyne Falls, Michigan (49713)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49713 (Boyne Falls, 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: 36.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 31.2 — 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 Boyne Falls, MI (49713)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 49713 Boyne Falls
The 49713 ZIP in Boyne Falls, MI is a local-operator market. Outside capital chasing a $350K entry has to pair deep knowledge with the discount.
The investment case in 49713 is significant only for operators who understand what they are buying. A $350K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 49713 among MI's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 49713 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 49713 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Boyne Falls:
Market Trends
Home Value History (with trend line)
📊 How Does 49713 Compare?
| Metric | 49713 | Boyne Falls | Michigan |
|---|---|---|---|
| Home Value | $350,044 | $350,044 | $253,279 |
| 5-Year CAGR | 4.7% | 4.7% | 6.8% |
| Avg Rent | $936 | $936 | - |
| 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 49713 (Boyne Falls, MI). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 49713 (Boyne Falls, MI)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $350,044 |
| Monthly Rent | $936 |
| Price-to-Rent | 31.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 49713
Population: 2,175
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 49713
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 863 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do landlords face vacancy issues in Boyne Falls, MI?
Occupancy in Boyne Falls, MI runs consistent with elevated vacancy. Well-priced units at $936/mo lease on reasonable timelines.
How much does a house cost in Boyne Falls, MI?
Median home price in Boyne Falls, MI is near $350K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
What is the investability score for Boyne Falls, MI?
With a 3.0/5 investability score, Boyne Falls, MI ranks as a solid market for rental property investors. Median prices of $350K and rents of $936/mo drive the underlying numbers.
Which investment style suits Boyne Falls, MI?
In Boyne Falls, MI the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $350K prices and $936/mo rents suits that approach.
Where do rents currently stand in Boyne Falls, MI?
Expect rents around $936/mo per month in Boyne Falls, MI. With home values at $350K, the yield math works out to reasonable levels for rental investors.
You know 49713 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 49713 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
AI Market Advisor
Ask questions about investing in 49713 (Boyne Falls)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 49713 (Boyne Falls, MI).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.