Rental numbers for the Niles, MI metro
The typical home here runs -$932 a month at 7.78% with 25% down, breaking even at about 0.1%. 0 of 4 ZIP codes with full Zillow data in this metro are cash-flow positive; the median gross yield is 6.6%.
- Gross yield
- 5.8%
- typical home, Zillow
- Median ZIP yield
- 6.6%
- 4 ZIPs with full data
- Cash flow
- -$932/mo
- at 7.78%, 25% down
- Typical price
- $284,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $1,370/mo
- Zillow ZORI, Aug 2026
ZIP codes in the metro
20 with published figures
| 49120Niles | $216,000 | $1,376 | 7.7% | 4.0% | -$436 | n/a |
| 49022Benton Harbor | $163,000 | $1,037 | 7.6% | 3.8% | -$362 | n/a |
| 49098Watervliet | $241,000 | $1,400* | 7.0% | 3.3% | -$645 | n/a |
| 49126Sodus | $229,000 | $1,230* | 6.5% | 2.6% | -$734 | n/a |
| 49113Galien | $249,000 | $1,150* | 5.5% | 2.4% | -$836 | n/a |
| 49085Saint Joseph | $342,000 | $1,574 | 5.5% | 2.2% | -$1,211 | +2.8% |
| 49038Coloma | $256,000 | $1,140* | 5.3% | 2.2% | -$913 | n/a |
| 49107Buchanan | $246,000 | $1,070* | 5.2% | 1.9% | -$926 | n/a |
| 49111Eau Claire | $266,000 | $1,150* | 5.2% | 2.1% | -$976 | n/a |
| 49102Berrien Center | $303,000 | $1,290* | 5.1% | 2.1% | -$1,111 | n/a |
| 49127Stevensville | $340,000 | $1,400 | 4.9% | 1.8% | -$1,317 | n/a |
| 49106Bridgman | $353,000 | $1,380* | 4.7% | 1.6% | -$1,418 | n/a |
| 49101Baroda | $340,000 | $1,260* | 4.4% | 1.1% | -$1,533 | n/a |
| 49103Oronoko | $309,000 | $1,140* | 4.4% | 1.4% | -$1,298 | n/a |
| 49128Three Oaks | $369,000 | $1,240* | 4.0% | 1.2% | -$1,609 | n/a |
| 49125Sawyer | $477,000 | $1,040* | 2.6% | 0.2% | -$2,497 | n/a |
| 49117New Buffalo | $677,000 | $1,040* | 1.8% | -0.4% | -$3,865 | n/a |
| 49129Union Pier | $803,000 | $1,040* | 1.6% | -0.4% | -$4,565 | n/a |
| 49116Lakeside | $993,000 | $1,190* | 1.4% | -1.0% | -$6,144 | n/a |
| 49115Harbert | $898,000 | $1,060* | 1.4% | -1.0% | -$5,583 | n/a |
* HUD Fair Market Rent, 2 bedroom, where Zillow publishes no rent index. Conservative.
Trends
Five years to August 2026
- Price, 12 months
- +7.3%
- Rent, 12 months
- +4.1%
- Rent minus price growth
- -3.2 pts
- Property tax
- 1.05%
- effective rate, ACS 2024
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $220,559 | $1,005 |
| Aug 2022 | $247,817 | $1,139 |
| Aug 2023 | $253,016 | $1,176 |
| Aug 2024 | $262,819 | $1,238 |
| Aug 2025 | $264,873 | $1,316 |
| Aug 2026 | $284,293 | $1,370 |
Counties
- Berrien County, MI6.6% median yield
Tools
Questions
- Is the Niles, MI metro good for rental property?
- The typical home here runs -$932 a month at 7.78% with 25% down, breaking even at about 0.1%. 0 of 4 ZIP codes with full Zillow data in this metro are cash-flow positive; the median gross yield is 6.6%. Figures assume a typical home, 7.78% with 25% down and the default costs on the methodology page.
- Which ZIP codes in the Niles, MI metro have the highest rental yield?
- 49120 (Niles) at 7.7%, 49022 (Benton Harbor) at 7.6%, 49085 (Saint Joseph) at 5.5%, on Zillow value and rent. The full table above sorts by any column.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.