Real Estate Investing in Advance, Indiana (46102)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46102 (Advance, 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: 10.6% 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 Advance, IN (46102)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46102 Advance
Investors eyeing 46102 need to respect the fundamentals at play. Home values of $222K come alongside slower price movement and elevated management overhead.
Stepping back, the numbers look inviting — $222K purchase price, 0.0% nominal cap — the work to hit that pro forma in 46102 is substantial and deserves full respect.
The gap between 46102 and stronger Advance ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 46102 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 46102 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Advance:
Market Trends
Home Value History (with trend line)
📊 How Does 46102 Compare?
| Metric | 46102 | Advance | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $221,514 | $221,514 | N/A | $248,442 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 7.7% |
| Avg Rent | $1,287 | $1,287 | N/A | - |
| Cap Rate | 4.5% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46102 (Advance, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $221,514 |
| Monthly Rent | $1,287 |
| Price-to-Rent | 14.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.5% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (4.5%). 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 46102
Population: 418
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 46102
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Granville Wells Elementary School
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.
Frequently Asked Questions
What type of investing works in Advance, IN?
Investors usually favor careful cash-flow rentals with hands-on management in Advance, IN. With home values at $222K and rents near $1,287/mo, other strategies can work but produce reliable rather than outsized returns.
What price range are homes in Advance, IN?
The median home value in Advance, IN is roughly $222K. That puts it reasonable relative to the IN statewide average.
Should investors consider Advance, IN?
The 3.0/5 investability rating in Advance, IN reflects its $222K prices and $1,287/mo rents. Investors generally consider it a solid option within IN.
Are eviction rules reasonable in Advance, IN?
Advance, IN falls under IN landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How strong are rents in Advance, IN?
Investors in Advance, IN typically see rents near $1,287/mo per month against $222K home values - a solid setup for rental cash flow.
You know 46102 now. You don’t know where it ranks.
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