dynamic.RE
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A cash-flow-lean market. Rents carry the return here rather than price growth.
What would change this read: price growth (median −48.1% YoY) outrunning rents would pull rent-to-price back under 0.8%/mo and weaken the cash-flow case. inventory, −35.0% YoY, is the number to watch.
The median listing price is down 48.1% YoY while the median home got down 3.6% bigger, so value per square foot is down 40.8%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
Not shown: 5 BR (no price per sq ft reported).
At the median, a $24K purchase rents for $895/mo: 3.73% of price per month against the 1% rule's 1.00%.
Not shown: Studio (rent only, no matching sale price), 1 BR (sale only, no matching rent), 5 BR (sale only, no matching rent).
Sales here take about 23 days longer to go under contract than rentals.
Not shown: Apartment (rented here, not sold), Condo (rented here, not sold), Land (sold here, not rented), Multi-Family (sold here, not rented).
U.S. Census ACS characteristics for ZIP 48505 itself, not its parent county.
Renters hold 51.7% of this ZIP's 7,608 occupied households, on a median household income of $33K.
| Measure | ZIP 48505 | Genesee County | Difference |
|---|---|---|---|
| Median Household Income | $33K | $62K | -$29K |
| Below Poverty Level | 39.4% | 16.4% | +23.0% |
| Median Age | 37.20 | 40.60 | -3.40 |
| Total Population | 18,032 | 403,305 | -- |
| Avg Household Size | 2.35 | 2.38 | -0.03 |
| Owner-Occupied | 48.3% | 70.7% | -22.4% |
| Worked From Home | 7.9% | 9.9% | -2.0% |
| Mean Commute | 25.30 | 26.90 | -1.60 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is down 0.2% to 403,305: residents under 18 are down 0.9% and those 65 and over are up 2.1%.
County median household income is $62K, 16.4% of residents are below the poverty level, 9.9% work from home.