Real Estate Investing in Goetzville, Michigan (49736)
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Should you buy in 49736 (Goetzville, 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: 53.0% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Goetzville, MI (49736)?
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Market Analysis: 49736 Goetzville
The 49736 ZIP in Goetzville, MI is a local-operator market. Outside capital chasing a $190K entry has to pair deep knowledge with the discount.
On balance, the numbers look inviting — $190K purchase price, 0.0% nominal cap — the work to hit that pro forma in 49736 is substantial and deserves full respect.
Statewide comparisons place 49736 among MI's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 49736 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 49736 is an operator game, not a passive one. Turning to rents, entry prices of $190K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Goetzville:
Market Trends
Home Value History (with trend line)
📊 How Does 49736 Compare?
| Metric | 49736 | Goetzville | Sault Ste. Marie, MI | Michigan |
|---|---|---|---|---|
| Home Value | $190,425 | $190,425 | N/A | $253,279 |
| 5-Year CAGR | 7.6% | 7.6% | N/A | 6.8% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49736 (Goetzville, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $190,425 |
| Monthly Rent | $963 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 3.9% |
| 5-Year IRR | 11.5% |
📈 Home Appreciation
| 1-Year | +14.2% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (3.9%). 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 49736
Population: 492
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How does Goetzville, MI rate as a rental market?
Goetzville, MI scores 3.0/5 for investability. Home values sit at $190K and rents near $963/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the average monthly rent in Goetzville, MI?
Rent in Goetzville, MI is around $963/mo. The resulting rent-to-value relationship with $190K pricing is reasonable for most investor models.
How tight is the rental market in Goetzville, MI?
Goetzville, MI carries elevated vacancy risk. Expect reliable absorption at market rents of $963/mo.
How qualified is the tenant pool in Goetzville, MI?
Expect a solid tenant pool in Goetzville, MI. The rental market absorbs $963/mo rents without meaningful friction.
How do experienced investors play Goetzville, MI?
The best-fit strategy in Goetzville, MI is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 49736 now. You don’t know where it ranks.
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How 49736 ranks in Sault Ste. Marie, MI
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