Real Estate Investing in Kempton, Indiana (46049)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46049 (Kempton, 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.
- High vacancy: 26.2% of homes vacant — above national norms.
• 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 Kempton, IN (46049)?
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Market Analysis: 46049 Kempton
Put differently, ZIP 46049 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $217K median. It rewards specialists, not generalists.
Rent of $1,233/mo on a $217K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 46049 sits below the stated 0.0% once reality is priced in.
ZIP 46049's metrics run below Tipton County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
On balance, 994 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Kempton:
Property Strategy for 46049
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $150,115 | $1,370 | 6.6% | +9.9% | $75,058 |
| 3BR | $224,073 | $1,790 | 5.8% | +9.0% | $74,691 |
Market Trends
Home Value History (with trend line)
📊 How Does 46049 Compare?
| Metric | 46049 | Kempton | Frankfort, IN | Indiana |
|---|---|---|---|---|
| Home Value | $216,565 | $216,565 | N/A | $248,442 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 7.7% |
| Avg Rent | $1,233 | $1,233 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46049 (Kempton, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $216,565 |
| Monthly Rent | $1,233 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 46049
Population: 994
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
Are eviction rules reasonable in Kempton, IN?
For rental operators, Kempton, IN rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the typical renter like in Kempton, IN?
Tenant quality in Kempton, IN ranks as solid. Landlords generally report predictable occupancy at market rents of $1,233/mo.
Is Kempton, IN good for house hacking?
The house hack math a challenging in Kempton, IN. Owner-occupant buyers benefit from the $1,233/mo rents and $217K home values.
What are rental rates like in Kempton, IN?
Average rent in Kempton, IN is approximately $1,233/mo per month. Against $217K home values that yields a reasonable rent-to-price ratio.
What price range are homes in Kempton, IN?
The median home value in Kempton, IN is roughly $217K. That puts it reasonable relative to the IN statewide average.
You know 46049 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46049 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 46049 ranks in Frankfort, IN
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