Real Estate Investing in Roachdale, Indiana (46172)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46172 (Roachdale, IN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.7% 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 Roachdale, IN (46172)?
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Market Analysis: 46172 Roachdale
On balance, ZIP 46172 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $267K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 46172 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Roachdale have seen price recovery that 46172 has not matched. Putnam County data supports the view that the spread is structural rather than temporary.
Employment concentration in 46172 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Roachdale:
Property Strategy for 46172
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $198,013 | $1,100 | 4.0% | +9.5% | $99,007 |
| 3BR | $270,488 | $1,480 | 3.9% | +10.1% | $90,163 |
| 4BR | $300,644 | $1,740 | 4.2% | +9.9% | $75,161 |
Market Trends
Home Value History (with trend line)
📊 How Does 46172 Compare?
| Metric | 46172 | Roachdale | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $267,217 | $267,217 | N/A | $248,442 |
| 5-Year CAGR | 7.7% | 7.7% | N/A | 7.7% |
| Avg Rent | $990 | $990 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 46172 (Roachdale, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $267,217 |
| Monthly Rent | $990 |
| Price-to-Rent | 22.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +7.7% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (2.9%). 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 46172
Population: 2,215
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 46172
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 is the average home sale price in Roachdale, IN?
Expect median prices around $267K in Roachdale, IN. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
How much rent can I charge in Roachdale, IN?
Rents in Roachdale, IN run near $990/mo. Compared with median home prices of $267K that produces solid gross yields for typical rentals.
Can I house hack in Roachdale, IN?
Roachdale, IN is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $267K price point reasonable to enter.
Is Roachdale, IN landlord-friendly?
IN ranks as a landlord-friendly state for landlord-tenant law. Roachdale generally follows the statewide framework, so landlords face reasonable operating rules.
How qualified is the tenant pool in Roachdale, IN?
The tenant pool in Roachdale, IN is solid, supported by local employment and population fundamentals. Rents of $990/mo are well-absorbed by the market.
You know 46172 now. You don’t know where it ranks.
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How 46172 ranks in Indianapolis-Carmel-Anderson, IN
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