Real Estate Investing in Avon, Indiana (46123)
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Should you buy in 46123 (Avon, 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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Avon, IN (46123)?
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Market Analysis: 46123 Avon
ZIP 46123 in Avon, IN carries a durable set of headwinds. Home values near $357K and rents of $1,849/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $357K asset, 46123 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader IN picture, 46123 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 46123 includes headwinds that any investor should price in. Income distribution skews lower than Avon averages, and tenant stability requires active management.
Strategically, 46123 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Avon:
Property Strategy for 46123
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $247,073 | $1,850 | 5.4% | +7.5% | $123,536 |
| 3BR | $307,969 | $2,400 | 5.6% | +6.8% | $102,656 |
| 4BR | $394,693 | $2,940 | 5.4% | +6.5% | $98,673 |
| 5BR | $440,668 | — | — | +5.2% | $88,134 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46123 Compare?
| Metric | 46123 | Avon | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $357,416 | $357,416 | N/A | $248,442 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 7.7% |
| Avg Rent | $1,849 | $1,849 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 46123 (Avon, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $357,416 |
| Monthly Rent | $1,849 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +4.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 46123
Population: 42,395
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 46123
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
Investor Insight: With 7,292 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of market is Avon, IN for investors?
Our data puts Avon, IN at 3.0/5 for investability. Home prices of $357K and rents around $1,849/mo create a solid backdrop for investor activity.
What do landlords charge for rent in Avon, IN?
Rent in Avon, IN is around $1,849/mo. The resulting rent-to-value relationship with $357K pricing is reasonable for most investor models.
How high is vacancy risk in Avon, IN?
Avon, IN carries elevated vacancy risk. Expect measured absorption at market rents of $1,849/mo.
Can I live-in-and-rent in Avon, IN?
The house hack math a challenging in Avon, IN. Owner-occupant buyers benefit from the $1,849/mo rents and $357K home values.
How should investors approach Avon, IN?
In Avon, IN the durable play is typically careful cash-flow rentals with hands-on management. The combination of $357K prices and $1,849/mo rents suits that approach.
You know 46123 now. You don’t know where it ranks.
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How 46123 ranks in Indianapolis-Carmel-Anderson, IN
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