Real Estate Investing in Anderson, Indiana (46013)
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Should you buy in 46013 (Anderson, IN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
What’s happening in Anderson, IN (46013)?
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Market Analysis: 46013 Anderson
Not every below-median market is a bargain. Anderson's 46013 ZIP shows signals that favor experienced operators who can absorb the risk $181K pricing implies.
The investment case in 46013 is robust only for operators who understand what they are buying. A $181K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 46013 among IN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 46013 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 46013 is an operator game, not a passive one. From an investor standpoint, entry prices of $181K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Anderson:
Property Strategy for 46013
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $129,085 | $1,160 | 6.5% | +10.3% | $64,542 |
| 3BR | $190,806 | $1,530 | 5.8% | +9.3% | $63,602 |
| 4BR | $237,021 | $1,540 | 4.7% | +9.2% | $59,255 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46013 Compare?
| Metric | 46013 | Anderson | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $180,686 | $123,020 | N/A | $248,442 |
| 5-Year CAGR | 6.4% | 6.9% | N/A | 7.7% |
| Avg Rent | $1,020 | $1,103 | N/A | - |
| Cap Rate | 4.4% | 5.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46013 (Anderson, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $180,686 |
| Monthly Rent | $1,020 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +9.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 46013
Population: 17,616
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 46013
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Where do home prices stand in Anderson, IN?
Anderson, IN median home values land near $181K. That is reasonable territory for investors looking at $1,020/mo-per-month rentals.
Which real estate strategy fits Anderson, IN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Anderson, IN. The numbers - $181K homes against $1,020/mo rents - support that play.
How much rent can I charge in Anderson, IN?
Anderson, IN rentals go for roughly $1,020/mo a month. That puts gross yield in solid territory relative to $181K acquisition costs.
Is Anderson, IN good for landlords?
For rental operators, Anderson, IN rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the typical vacancy rate in Anderson, IN?
Anderson, IN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 46013 now. You don’t know where it ranks.
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How 46013 ranks in Indianapolis-Carmel-Anderson, IN
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