Real Estate Investing in Boggstown, Indiana (46110)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46110 (Boggstown, 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 price-to-rent: Price-to-rent ratio 26.2 — hard to cash-flow at these prices.
• 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 Boggstown, IN (46110)?
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Market Analysis: 46110 Boggstown
ZIP 46110 inside Shelby County looks affordable on the surface — median value of $319K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $319K asset, 46110 is the wrong submarket. If the plan prices in friction, the yield can still work.
On balance, 46110 offers a low basis, the region around Boggstown has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 46110 ZIP's population of 942 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
The 46110 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 Boggstown:
Market Trends
Home Value History (with trend line)
📊 How Does 46110 Compare?
| Metric | 46110 | Boggstown | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $319,114 | $319,114 | N/A | $248,442 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 7.7% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46110 (Boggstown, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $319,114 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 26.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (2.5%). 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 46110
Population: 942
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
Frequently Asked Questions
How much do tenants pay in Boggstown, IN?
Investors in Boggstown, IN typically see rents near $1,017/mo per month against $319K home values - a solid setup for rental cash flow.
Do landlords face vacancy issues in Boggstown, IN?
Occupancy in Boggstown, IN runs consistent with elevated vacancy. Well-priced units at $1,017/mo lease on reasonable timelines.
How do experienced investors play Boggstown, IN?
For Boggstown, IN, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Boggstown, IN good for landlords?
Rental owners in Boggstown, IN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Are renters plentiful in Boggstown, IN?
Expect a solid tenant pool in Boggstown, IN. The rental market absorbs $1,017/mo rents without meaningful friction.
You know 46110 now. You don’t know where it ranks.
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How 46110 ranks in Indianapolis-Carmel-Anderson, IN
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