Real Estate Investing in Arlington, Indiana (46104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46104 (Arlington, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Arlington, IN (46104)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46104 Arlington
ZIP 46104 inside Rush County looks affordable on the surface — median value of $248K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 46104 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 46104's metrics run below Rush County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 46104 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 46104 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Arlington:
Market Trends
Home Value History (with trend line)
📊 How Does 46104 Compare?
| Metric | 46104 | Arlington | Indiana |
|---|---|---|---|
| Home Value | $247,735 | $247,735 | $248,442 |
| 5-Year CAGR | 7.5% | 7.5% | 7.7% |
| Avg Rent | $972 | $972 | - |
| Cap Rate | 3.1% | 3.1% | - |
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 46104 (Arlington, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $247,735 |
| Monthly Rent | $972 |
| Price-to-Rent | 21.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 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 (3.1%). 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 46104
Population: 1,098
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 46104
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.
Frequently Asked Questions
What do landlords charge for rent in Arlington, IN?
Rent in Arlington, IN is around $972/mo. The resulting rent-to-value relationship with $248K pricing is reasonable for most investor models.
How deep is the rental pool in Arlington, IN?
Expect a solid tenant pool in Arlington, IN. The rental market absorbs $972/mo rents without meaningful friction.
What is the best play in Arlington, IN?
For Arlington, IN, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is it like being a landlord in Arlington, IN?
IN law landlord-friendly for landlords, and Arlington inherits those rules. Investors should still review local ordinances for rental licensing.
Is Arlington, IN good for house hacking?
House hacking in Arlington, IN is a challenging. With home values around $248K and rents at $972/mo, owner-occupants can offset a meaningful share of PITI.
You know 46104 now. You don’t know where it ranks.
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