Real Estate Investing in Bainbridge, Indiana (46105)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46105 (Bainbridge, 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: 13.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bainbridge, IN (46105)?
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Market Analysis: 46105 Bainbridge
The 46105 ZIP in Bainbridge, IN is a local-operator market. Outside capital chasing a $304K entry has to pair deep knowledge with the discount.
For an experienced owner, 46105 can be a a strong candidate for hunting ground — but the discount at $304K reflects genuine risk that outside investors often underestimate.
Regionally, 46105 sits on the difficult end of the IN spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
The 46105 ZIP's population of 1,694 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Strategy in 46105 is an operator game, not a passive one. Turning to rents, entry prices of $304K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Bainbridge:
Property Strategy for 46105
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $202,372 | $1,030 | 3.7% | +8.8% | $101,186 |
| 3BR | $290,214 | $1,390 | 3.4% | +9.5% | $96,738 |
Market Trends
Home Value History (with trend line)
📊 How Does 46105 Compare?
| Metric | 46105 | Bainbridge | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $303,733 | $303,733 | N/A | $248,442 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 7.7% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46105 (Bainbridge, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $303,733 |
| Monthly Rent | $927 |
| Price-to-Rent | 27.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (2.4%). 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 46105
Population: 1,694
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 46105
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
Is Bainbridge, IN a smart market for rental property?
With a 3.0/5 investability score, Bainbridge, IN ranks as a solid market for rental property investors. Median prices of $304K and rents of $927/mo drive the underlying numbers.
Is the tenant base reliable in Bainbridge, IN?
Tenant demand in Bainbridge, IN is solid. The local workforce $927/mo rents across most rental classes.
What do rentals go for in Bainbridge, IN?
Average rent in Bainbridge, IN is approximately $927/mo per month. Against $304K home values that yields a reasonable rent-to-price ratio.
Are eviction rules reasonable in Bainbridge, IN?
Bainbridge, IN falls under IN landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What are vacancy rates like in Bainbridge, IN?
Bainbridge, IN sees elevated vacancy, which is reasonable relative to the broader IN rental market.
You know 46105 now. You don’t know where it ranks.
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How 46105 ranks in Indianapolis-Carmel-Anderson, IN
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