Real Estate Investing in Beaver Island, Michigan (49782)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49782 (Beaver Island, 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: 64.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 33.0 — hard to cash-flow at these prices.
• 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 Beaver Island, MI (49782)?
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Market Analysis: 49782 Beaver Island
This part of Charlevoix County is not an easy win. The 49782 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From a cash-flow lens, the numbers look inviting — $363K purchase price, 0.0% nominal cap — the work to hit that pro forma in 49782 is substantial and deserves full respect.
Regionally, 49782 sits on the difficult end of the MI spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 49782 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. substantial returns are possible in 49782, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Beaver Island:
Market Trends
Home Value History (with trend line)
📊 How Does 49782 Compare?
| Metric | 49782 | Beaver Island | Michigan |
|---|---|---|---|
| Home Value | $363,275 | $363,275 | $253,279 |
| 5-Year CAGR | 6.6% | 6.6% | 6.8% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 2.0% | 2.0% | - |
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49782 (Beaver Island, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $363,275 |
| Monthly Rent | $918 |
| Price-to-Rent | 33.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (2.0%). 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 49782
Population: 752
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 49782
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
What price range are homes in Beaver Island, MI?
Homes in Beaver Island, MI typically sell near $363K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
How deep is the rental pool in Beaver Island, MI?
Beaver Island, MI draws a reliable base of working renters. Demand at the $918/mo rent level is reasonable for standard single-family and small multi rentals.
Is MI a landlord-friendly state?
MI law landlord-friendly for landlords, and Beaver Island inherits those rules. Investors should still review local ordinances for rental licensing.
Does house hacking work in Beaver Island, MI?
For house hackers, Beaver Island, MI is a challenging. The $918/mo rent on a unit helps defray the mortgage on a $363K property.
How much do tenants pay in Beaver Island, MI?
Investors in Beaver Island, MI typically see rents near $918/mo per month against $363K home values - a solid setup for rental cash flow.
You know 49782 now. You don’t know where it ranks.
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