Michigan
Oceana County
ZIP 49446
26,788 residents128 permits TTM$63,624 median HHI8 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$167,600
ACS 5-Year
Cap rate proxy
5.5%
FMR × 0.65 ÷ Home Value
Rent-to-income
14.5%
HUD FMR ÷ ACS HHI
Net migration
+1.39%
IRS SOI
Permits (TTM)
128
Census BPS
Climate risk
33.7
FEMA NRI (0–100)
ZIP 49446
Median home value
$236,039
Gross yield
4.9%
Cap rate
3.9%
Rent gap
21.1%
Affordability
P/I: 3.7R/I: —
Section 8 detail
SAFMR: $973Rent: $768Gap: 26.7%
ZIP code breakdown8 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 49420 | $201,008 | $973 | 5.8% | 4.6% | 21.1% |
| 49421 | $188,154 | $973 | 6.2% | 4.9% | 21.1% |
| 49436 | $313,143 | $973 | 3.7% | 2.9% | 21.1% |
| 49446 | $236,039 | $973 | 4.9% | 3.9% | 21.1% |
| 49449 | $353,327 | $973 | 3.3% | 2.6% | 21.1% |
Ranked by composite score
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Demographics
Owner-occupied
85.1%
Census ACS
Vacancy rate
34.5%
Census ACS
Bachelor's degree +
21.0%
Census ACS
Rent burdened
29.8%
Census ACS (>30% income)
Median age
43.9
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026