Real Estate Investing in Bargersville, Indiana (46106)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46106 (Bargersville, 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.
No major risk flags on the data we track.
What’s happening in Bargersville, IN (46106)?
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Market Analysis: 46106 Bargersville
Not every below-median market is a bargain. Bargersville's 46106 ZIP shows signals that favor experienced operators who can absorb the risk $462K pricing implies.
The investment case in 46106 is significant only for operators who understand what they are buying. A $462K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 46106's metrics run below Johnson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A durable renter share of 17% in 46106 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 46106 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Bargersville:
Property Strategy for 46106
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $251,474 | $2,030 | 5.8% | +8.6% | $125,737 |
| 3BR | $343,691 | $2,630 | 5.5% | +8.0% | $114,564 |
| 4BR | $501,475 | $3,220 | 4.6% | +6.4% | $125,369 |
| 5BR | $596,219 | — | — | +5.4% | $119,244 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46106 Compare?
| Metric | 46106 | Bargersville | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $461,804 | $461,804 | N/A | $248,442 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 7.7% |
| Avg Rent | $1,556 | $1,556 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 46106 (Bargersville, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $461,804 |
| Monthly Rent | $1,556 |
| Price-to-Rent | 24.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | -4.7% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 46106
Population: 9,482
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 46106
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
Are tenants stable in Bargersville, IN?
Working renters make up the core of the Bargersville, IN tenant base. The pool is reasonable for investors targeting long-term holds.
How does Bargersville, IN rate as a rental market?
Bargersville, IN rates 3.0/5 for investability. With median values at $462K and rents near $1,556/mo, the market offers reasonable fundamentals for rental investors.
How should investors approach Bargersville, IN?
Most investors in Bargersville, IN run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is house hacking profitable in Bargersville, IN?
House hacking in Bargersville, IN is reasonable to execute. Prices around $462K and rents of $1,556/mo solid owner-occupant economics.
Is housing expensive in Bargersville, IN?
Bargersville, IN home values average about $462K. That price point suits investors targeting rentals with $1,556/mo in monthly income.
You know 46106 now. You don’t know where it ranks.
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How 46106 ranks in Indianapolis-Carmel-Anderson, IN
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