Real Estate Investing in Danville, Indiana (46122)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46122 (Danville, IN)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
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 Danville, IN (46122)?
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Market Analysis: 46122 Danville
ZIP 46122 inside Hendricks County looks affordable on the surface — median value of $352K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 46122 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 46122 and stronger Danville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 46122 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 46122 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Danville:
Property Strategy for 46122
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $212,922 | $1,430 | 4.8% | +7.6% | $106,461 |
| 3BR | $308,158 | $1,850 | 4.3% | +7.3% | $102,719 |
| 4BR | $373,817 | $2,270 | 4.4% | +6.3% | $93,454 |
| 5BR | $442,711 | — | — | +4.7% | $88,542 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46122 Compare?
| Metric | 46122 | Danville | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $352,451 | $352,451 | N/A | $248,442 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 7.7% |
| Avg Rent | $1,766 | $1,766 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
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 46122 (Danville, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $352,451 |
| Monthly Rent | $1,766 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (3.9%). 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 46122
Population: 16,343
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 46122
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
What price range are homes in Danville, IN?
Median home price in Danville, IN is near $352K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Is Danville, IN a good place for real estate investing?
Yes - Danville, IN a 3.0/5 investability score. With $352K home prices against $1,766/mo monthly rent, the market delivers a reasonable entry point for new investors.
How strong is tenant demand in Danville, IN?
Danville, IN draws a predictable base of working renters. Demand at the $1,766/mo rent level is reasonable for standard single-family and small multi rentals.
What is the average monthly rent in Danville, IN?
Expect rents around $1,766/mo per month in Danville, IN. With home values at $352K, the yield math works out to reasonable levels for rental investors.
How strict are landlord regulations in Danville, IN?
Danville, IN operates under IN law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
You know 46122 now. You don’t know where it ranks.
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How 46122 ranks in Indianapolis-Carmel-Anderson, IN
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