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 −31.6% YoY) outrunning rents would pull rent-to-price back under 0.8%/mo and weaken the cash-flow case. inventory, +9.4% YoY, is the number to watch.
The median listing price is down 31.6% YoY while the median home got down 7.1% bigger, so value per square foot is down 16.7%.
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.
At the median, a $67K purchase rents for $975/mo: 1.45% of price per month against the 1% rule's 1.00%.
Not shown: 4 BR (sale only, no matching rent), 5 BR (sale only, no matching rent).
Sales here take about 32 days longer to go under contract than rentals (median across 2 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented), Manufactured (sold here, not rented).
U.S. Census ACS characteristics for ZIP 48506 itself, not its parent county.
Renters hold 31.4% of this ZIP's 10,052 occupied households, on a median household income of $48K.
| Measure | ZIP 48506 | Genesee County | Difference |
|---|---|---|---|
| Median Household Income | $48K | $62K | -$14K |
| Below Poverty Level | 27.2% | 16.4% | +10.8% |
| Median Age | 38.20 | 40.60 | -2.40 |
| Total Population | 24,712 | 403,305 | -- |
| Avg Household Size | 2.44 | 2.38 | +0.06 |
| Owner-Occupied | 68.6% | 70.7% | -2.1% |
| Worked From Home | 6.2% | 9.9% | -3.7% |
| Mean Commute | 27.50 | 26.90 | +0.60 |
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.