Real Estate Investing in Menominee, Michigan (49858)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 49858 (Menominee, 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: 15.8% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Menominee, MI (49858)?
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Market Analysis: 49858 Menominee
From a cash-flow lens, ZIP 49858 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $181K median. It rewards specialists, not generalists.
The 49858 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, 49858 sits on the difficult end of the MI spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 49858 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Menominee:
Property Strategy for 49858
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $137,395 | $990 | 5.2% | +10.3% | $68,697 |
| 3BR | $175,860 | $1,380 | 5.6% | +9.4% | $58,620 |
| 4BR | $195,954 | $1,400 | 5.1% | +8.3% | $48,988 |
Market Trends
Home Value History (with trend line)
📊 How Does 49858 Compare?
| Metric | 49858 | Menominee | Marinette, WI-MI | Michigan |
|---|---|---|---|---|
| Home Value | $180,871 | $204,199 | N/A | $253,279 |
| 5-Year CAGR | 6.2% | 6.7% | N/A | 6.8% |
| Avg Rent | $891 | $882 | N/A | - |
| Cap Rate | 3.8% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 49858 (Menominee, MI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $180,871 |
| Monthly Rent | $891 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (3.8%). 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 49858
Population: 11,870
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 49858
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 best play in Menominee, MI?
For Menominee, MI, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How deep is the rental pool in Menominee, MI?
The tenant pool in Menominee, MI is solid, supported by local employment and population fundamentals. Rents of $891/mo are well-absorbed by the market.
What do landlords charge for rent in Menominee, MI?
Expect rents around $891/mo per month in Menominee, MI. With home values at $181K, the yield math works out to reasonable levels for rental investors.
Do landlords face vacancy issues in Menominee, MI?
Rental vacancy in Menominee, MI is elevated. Investors should budget normal turnover but not chronic empty units.
How expensive is real estate in Menominee, MI?
Median home price in Menominee, MI is near $181K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
You know 49858 now. You don’t know where it ranks.
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How 49858 ranks in Marinette, WI-MI
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