Real Estate Investing in Coatesville, Indiana (46121)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46121 (Coatesville, 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.
- Elevated vacancy: 10.7% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Coatesville, IN (46121)?
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Market Analysis: 46121 Coatesville
This part of Hendricks County is not an easy win. The 46121 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 46121 can be a a solid fit for hunting ground — but the discount at $335K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Coatesville have seen price recovery that 46121 has not matched. Hendricks County data supports the view that the spread is structural rather than temporary.
Employment concentration in 46121 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. durable returns are possible in 46121, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Coatesville:
Property Strategy for 46121
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $240,218 | $1,420 | 4.3% | +7.9% | $120,109 |
| 3BR | $303,490 | $1,880 | 4.5% | +7.6% | $101,163 |
| 4BR | $441,714 | $2,250 | 3.7% | +7.8% | $110,428 |
Market Trends
Home Value History (with trend line)
📊 How Does 46121 Compare?
| Metric | 46121 | Coatesville | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $335,112 | $335,112 | N/A | $248,442 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 7.7% |
| Avg Rent | $1,278 | $1,278 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 46121 (Coatesville, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $335,112 |
| Monthly Rent | $1,278 |
| Price-to-Rent | 21.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 46121
Population: 5,153
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
Can I live-in-and-rent in Coatesville, IN?
Coatesville, IN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,278/mo rent level.
Is the tenant base reliable in Coatesville, IN?
Coatesville, IN offers a measured renter base at the $1,278/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Coatesville, IN better for rentals, flips, or BRRRR?
The best-fit strategy in Coatesville, IN is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How does Coatesville, IN rate as a rental market?
Investors tracking Coatesville, IN will find a 3.0/5 rating supported by $335K median home values and $1,278/mo rents. That profile suits long-term holders targeting reliable returns.
What is the median home value in Coatesville, IN?
Coatesville, IN median home values land near $335K. That is reasonable territory for investors looking at $1,278/mo-per-month rentals.
You know 46121 now. You don’t know where it ranks.
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How 46121 ranks in Indianapolis-Carmel-Anderson, IN
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