Real Estate Investing in Edinburgh, Indiana (46124)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46124 (Edinburgh, 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: 8.6% 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 Edinburgh, IN (46124)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46124 Edinburgh
The 46124 ZIP in Edinburgh, IN is a local-operator market. Outside capital chasing a $233K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $233K asset, 46124 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Edinburgh have seen price recovery that 46124 has not matched. Shelby County data supports the view that the spread is structural rather than temporary.
Who lives in 46124 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 46124 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 Edinburgh:
Property Strategy for 46124
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $166,983 | $1,100 | 4.7% | +7.9% | $83,492 |
| 3BR | $225,788 | $1,440 | 4.6% | +8.4% | $75,263 |
| 4BR | $297,058 | $1,730 | 4.2% | +7.3% | $74,264 |
Market Trends
Home Value History (with trend line)
📊 How Does 46124 Compare?
| Metric | 46124 | Edinburgh | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $233,264 | $233,264 | N/A | $248,442 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 7.7% |
| Avg Rent | $990 | $990 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 46124 (Edinburgh, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $233,264 |
| Monthly Rent | $990 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (3.3%). 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 46124
Population: 7,638
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 46124
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
Is Edinburgh, IN a good market for buy-and-hold investors?
Our data puts Edinburgh, IN at 3.0/5 for investability. Home prices of $233K and rents around $990/mo create a solid backdrop for investor activity.
How tight is the rental market in Edinburgh, IN?
Vacancy risk in Edinburgh, IN is elevated. That supports steady cash flow for typical rental holds.
Is the tenant base reliable in Edinburgh, IN?
Tenant demand in Edinburgh, IN is solid. The local workforce $990/mo rents across most rental classes.
What is the typical home price in Edinburgh, IN?
In Edinburgh, IN the median home value sits at $233K. Against the broader IN market, that reads as reasonable for most investors.
What are rental rates like in Edinburgh, IN?
Rental rates in Edinburgh, IN average $990/mo. Tenant demand and $233K home values make the yield look reasonable by investor standards.
You know 46124 now. You don’t know where it ranks.
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How 46124 ranks in Indianapolis-Carmel-Anderson, IN
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