Real Estate Investing in Kingsford, Michigan (49802)
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Should you buy in 49802 (Kingsford, MI)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Kingsford, MI (49802)?
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Market Analysis: 49802 Kingsford
This part of Dickinson County is not an easy win. The 49802 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 49802 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 49802 sits on the difficult end of the MI spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
A durable renter share of 22% in 49802 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Kingsford's stable or hybrid ZIPs before stepping into 49802. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Kingsford:
Market Trends
Home Value History (with trend line)
📊 How Does 49802 Compare?
| Metric | 49802 | Kingsford | Iron Mountain, MI-WI | Michigan |
|---|---|---|---|---|
| Home Value | $154,004 | $154,004 | N/A | $253,279 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 6.8% |
| Avg Rent | $990 | $990 | N/A | - |
| Cap Rate | 5.0% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49802 (Kingsford, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $154,004 |
| Monthly Rent | $990 |
| Price-to-Rent | 13.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 12.3% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +9.1% ▲ |
🏠 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 (5.0%). 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 49802
Population: 6,014
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 49802
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 is the average monthly rent in Kingsford, MI?
Rent in Kingsford, MI is around $990/mo. The resulting rent-to-value relationship with $154K pricing is reasonable for most investor models.
What are home prices like in Kingsford, MI?
Median home price in Kingsford, MI is near $154K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
Is Kingsford, MI a smart market for rental property?
With a 3.0/5 investability score, Kingsford, MI ranks as a solid market for rental property investors. Median prices of $154K and rents of $990/mo drive the underlying numbers.
What is it like being a landlord in Kingsford, MI?
MI law landlord-friendly for landlords, and Kingsford inherits those rules. Investors should still review local ordinances for rental licensing.
What are vacancy rates like in Kingsford, MI?
Vacancy in Kingsford, MI is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $990/mo.
You know 49802 now. You don’t know where it ranks.
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How 49802 ranks in Iron Mountain, MI-WI
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