Real Estate Investing in Charlottesville, Indiana (46117)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46117 (Charlottesville, 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: 17.9% of homes vacant — above national norms.
• 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 Charlottesville, IN (46117)?
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Market Analysis: 46117 Charlottesville
The 46117 ZIP in Charlottesville, IN is a local-operator market. Outside capital chasing a $272K entry has to pair deep knowledge with the discount.
The 46117 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 46117 among IN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 46117 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 46117 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 Charlottesville:
Market Trends
Home Value History (with trend line)
📊 How Does 46117 Compare?
| Metric | 46117 | Charlottesville | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $272,062 | $272,062 | N/A | $248,442 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 7.7% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46117 (Charlottesville, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $272,062 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 21.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (3.0%). 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 46117
Population: 555
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 46117
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
Is Charlottesville, IN a good place for real estate investing?
Yes - Charlottesville, IN a 3.0/5 investability score. With $272K home prices against $1,044/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the typical rental rate in Charlottesville, IN?
Investors in Charlottesville, IN typically see rents near $1,044/mo per month against $272K home values - a solid setup for rental cash flow.
How do experienced investors play Charlottesville, IN?
The best-fit strategy in Charlottesville, IN is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What kind of tenants rent in Charlottesville, IN?
Tenant quality in Charlottesville, IN ranks as solid. Landlords generally report reliable occupancy at market rents of $1,044/mo.
Do landlords face vacancy issues in Charlottesville, IN?
Rental vacancy in Charlottesville, IN is elevated. Investors should budget normal turnover but not chronic empty units.
You know 46117 now. You don’t know where it ranks.
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How 46117 ranks in Indianapolis-Carmel-Anderson, IN
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