Real Estate Investing in Jamestown, Indiana (46147)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46147 (Jamestown, 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 price-to-rent: Price-to-rent ratio 26.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Jamestown, IN (46147)?
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Market Analysis: 46147 Jamestown
The 46147 ZIP in Jamestown, IN is a local-operator market. Outside capital chasing a $358K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 46147 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 46147 among IN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 46147 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 46147 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 Jamestown:
Property Strategy for 46147
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $216,506 | $1,260 | 4.2% | +8.7% | $108,253 |
| 3BR | $333,372 | $1,630 | 3.5% | +8.2% | $111,124 |
| 4BR | $380,558 | $2,000 | 3.8% | +8.0% | $95,139 |
Market Trends
Home Value History (with trend line)
📊 How Does 46147 Compare?
| Metric | 46147 | Jamestown | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $357,781 | $357,781 | N/A | $248,442 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 7.7% |
| Avg Rent | $1,134 | $1,134 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 46147 (Jamestown, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $357,781 |
| Monthly Rent | $1,134 |
| Price-to-Rent | 26.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (2.5%). 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 46147
Population: 2,490
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 46147
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 Jamestown, IN a good market for buy-and-hold investors?
Jamestown, IN rates 3.0/5 for investability. With median values at $358K and rents near $1,134/mo, the market offers reasonable fundamentals for rental investors.
Which investment style suits Jamestown, IN?
In Jamestown, IN the solid play is typically careful cash-flow rentals with hands-on management. The combination of $358K prices and $1,134/mo rents suits that approach.
How much is rent in Jamestown, IN?
Average rent in Jamestown, IN is approximately $1,134/mo per month. Against $358K home values that yields a reasonable rent-to-price ratio.
How quickly do rentals get leased in Jamestown, IN?
Jamestown, IN sees elevated vacancy, which is reasonable relative to the broader IN rental market.
Is Jamestown, IN suited for a house hack?
House hacking in Jamestown, IN is reasonable to execute. Prices around $358K and rents of $1,134/mo solid owner-occupant economics.
You know 46147 now. You don’t know where it ranks.
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How 46147 ranks in Indianapolis-Carmel-Anderson, IN
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