Real Estate Investing in Russiaville, Indiana (46039)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46039 (Russiaville, IN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.3% vacancy may signal weakening demand.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Russiaville, IN (46039)?
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Market Analysis: 46039 Russiaville
This part of Clinton County is not an easy win. The 46039 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $981/mo on a $228K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 46039 sits below the stated 0.0% once reality is priced in.
ZIP 46039's metrics run below Clinton County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 46039 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Russiaville's stable or hybrid ZIPs before stepping into 46039. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Russiaville:
Market Trends
Home Value History (with trend line)
📊 How Does 46039 Compare?
| Metric | 46039 | Russiaville | Frankfort, IN | Indiana |
|---|---|---|---|---|
| Home Value | $227,672 | $250,373 | N/A | $248,442 |
| 5-Year CAGR | 6.0% | 6.1% | N/A | 7.7% |
| Avg Rent | $981 | $1,017 | N/A | - |
| Cap Rate | 3.4% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46039 (Russiaville, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $227,672 |
| Monthly Rent | $981 |
| Price-to-Rent | 19.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (3.4%). 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 46039
Population: 506
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
🎓 Nearby Colleges & Universities
Investor Insight: With 809 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is it easy to find good tenants in Russiaville, IN?
Tenant demand in Russiaville, IN is solid. The local workforce $981/mo rents across most rental classes.
Are landlord laws favorable in Russiaville, IN?
Russiaville, IN operates under IN law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
Where do home prices stand in Russiaville, IN?
Russiaville, IN home values average about $228K. That price point suits investors targeting rentals with $981/mo in monthly income.
Does a duplex house hack pencil in Russiaville, IN?
The a challenging house-hack environment in Russiaville, IN reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the investability score for Russiaville, IN?
Russiaville, IN registers an investability rating of 3.0/5, with median home values near $228K and average rents around $981/mo. That combination puts it in the solid tier for investor interest.
You know 46039 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46039 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 46039 ranks in Frankfort, IN
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