Real Estate Investing in Nineveh, Indiana (46164)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46164 (Nineveh, 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 vacancy: 35.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 29.5 — 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 Nineveh, IN (46164)?
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Market Analysis: 46164 Nineveh
Not every below-median market is a bargain. Nineveh's 46164 ZIP registers signals that favor experienced operators who can absorb the risk $370K pricing implies.
The 46164 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within IN, ZIP 46164 trails on several market indicators that neighboring Brown County submarkets outperform. The gap is real and notable enough to shape underwriting.
Who lives in 46164 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 46164 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 Nineveh:
Property Strategy for 46164
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $259,295 | $980 | 2.7% | +9.1% | $259,295 |
| 2BR | $363,960 | $1,160 | 2.3% | +9.2% | $181,980 |
| 3BR | $363,829 | $1,510 | 3.0% | +8.8% | $121,276 |
| 4BR | $423,169 | $1,820 | 3.1% | +8.0% | $105,792 |
Market Trends
Home Value History (with trend line)
📊 How Does 46164 Compare?
| Metric | 46164 | Nineveh | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $370,073 | $370,073 | N/A | $248,442 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.7% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46164 (Nineveh, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $370,073 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 29.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (2.2%). 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 46164
Population: 3,991
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 46164
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
How does Nineveh, IN stack up for property investment?
Nineveh, IN comes in at an investability rating of 3.0/5, with median home values near $370K and average rents around $1,044/mo. That combination puts it in the solid tier for investor interest.
How much is rent in Nineveh, IN?
Rents in Nineveh, IN run near $1,044/mo. Compared with median home prices of $370K that produces solid gross yields for typical rentals.
What are vacancy rates like in Nineveh, IN?
Vacancy in Nineveh, IN is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,044/mo.
How should investors approach Nineveh, IN?
Most investors in Nineveh, IN run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What price range are homes in Nineveh, IN?
Median home price in Nineveh, IN is near $370K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
You know 46164 now. You don’t know where it ranks.
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How 46164 ranks in Indianapolis-Carmel-Anderson, IN
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