Is Genesee County, MI good for real estate investing?

Genesee County has an investment score of 72/100, rated as "Buy". The county ranks #89 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Genesee?

The rent-to-price ratio in Genesee County is 6.98% annually, which ranks in the 77th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Genesee?

The median home price in Genesee County is $185,183. This ranks #174 in affordability among all US counties.

Can you cash flow on rental properties in Genesee?

Based on median values with 20% down at current rates, a typical rental in Genesee County would generate negative cash flow of $271/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Genesee County

MichiganPopulation: 405,280

/100

Buy

#89 of 1,000 counties

#15 in Michigan (83 counties)

Market Snapshot

$185,183

Median Home Price

32% below national median

$1,077/mo

Median Rent

28% below national median

6.98%

Rent-to-Price Ratio

Top 23% nationally

-$271

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$185,183

Down Payment (20%)$37,037

Loan Amount$148,146

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,077

Monthly P&I-$971

Est. Expenses (35%)-$377

Net Cash Flow-$271/mo

4.5%

Cap Rate (all cash)

-7.6%

Cash-on-Cash Return

6.98%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.5% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

72/100

Cash Flow(30%)

70/100

Based on 6.98% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

87/100

Based on 5.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

83/100

Price-to-income ratio of 3.2x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Above-average rent-to-price ratio (6.98%)
+Strong price appreciation (+5.3% YoY)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$271/mo)
-Negative leverage (cap rate 4.5% < mortgage rate 6.9%)

Economic Indicators

Population

405,280

Median Income

$58,594

vs $62,400 national est.

Unemployment Rate

—

Data pending

Price-to-Income

3.2x

Moderately affordable

Compare to Nearby Counties

County					Verdict
CurrentGeneseeMI	72	$185,183	$1,077	6.98%	Buy
CalhounMI	72	$180,222	$1,098	7.31%	Buy	View
MidlandMI	72	$230,644	$1,511	7.86%	Buy	View
IoniaMI	72	$246,767	Est. pending	—	Buy	View
DeltaMI	72	$191,567	Est. pending	—	Buy	View
InghamMI	71	$216,048	$1,303	7.24%	Buy	View

The Bottom Line

BuyGenesee offers solid investment potential with good cash flow or appreciation prospects.

Genesee County in Michigan scores 72/100, ranking #89 of 1,000 US counties (top 9%). The 6.98% rent-to-price ratio indicates moderate cash flow potential.

Monthly Cash Flow

$-271/mo

Cap Rate

4.5%

Cash-on-Cash

-7.6%

Ready to Analyze a Deal in Genesee?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

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Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$185,183

Down Payment (20%)$37,037

Loan Amount$148,146

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,077

Monthly P&I-$971

Est. Expenses (35%)-$377

Net Cash Flow-$271/mo

4.5%

Cap Rate (all cash)

-7.6%

Cash-on-Cash Return

6.98%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.5% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

72/100

Cash Flow(30%)

70/100

Based on 6.98% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

87/100

Based on 5.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

83/100

Price-to-income ratio of 3.2x. Lower ratios indicate more affordable markets.

County

Verdict

CurrentGeneseeMI

$185,183

$1,077

6.98%

Buy

CalhounMI

$180,222

$1,098

7.31%

Buy

View

MidlandMI

$230,644

$1,511

7.86%

Buy

View

IoniaMI

$246,767

Est. pending

—

Buy

View

DeltaMI

$191,567

Est. pending

—

Buy

View

InghamMI

$216,048

$1,303

7.24%

Buy

View

The Bottom Line

BuyGenesee offers solid investment potential with good cash flow or appreciation prospects.

Genesee County in Michigan scores 72/100, ranking #89 of 1,000 US counties (top 9%). The 6.98% rent-to-price ratio indicates moderate cash flow potential.

Monthly Cash Flow

$-271/mo

Cap Rate

4.5%

Cash-on-Cash

-7.6%