Real Estate Investing in Beverly Shores, Indiana (46301)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46301 (Beverly Shores, IN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 39.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 52.7 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beverly Shores, IN (46301)?
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Market Analysis: 46301 Beverly Shores
ZIP 46301 in Beverly Shores, IN carries a substantial set of headwinds. Home values near $689K and rents of $1,089/mo sit inside a market where underwriting has to be tight.
The investment case in 46301 is impressive only for operators who understand what they are buying. A $689K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Beverly Shores have seen price recovery that 46301 has not matched. Porter data supports the view that the spread is structural rather than temporary.
Resident income in 46301 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 46301 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 Beverly Shores:
Market Trends
Home Value History (with trend line)
📊 How Does 46301 Compare?
| Metric | 46301 | Beverly Shores | Indiana |
|---|---|---|---|
| Home Value | $688,850 | $688,850 | $248,442 |
| 5-Year CAGR | 5.1% | 5.1% | 7.7% |
| Avg Rent | $1,089 | $1,089 | - |
| Cap Rate | 1.2% | 1.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46301 (Beverly Shores, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $688,850 |
| Monthly Rent | $1,089 |
| Price-to-Rent | 52.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.9% |
| Cap Rate | 1.2% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +11.4% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (1.2%). 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 46301
Population: 597
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
Frequently Asked Questions
How do home values compare in Beverly Shores, IN?
Homes in Beverly Shores, IN typically sell near $689K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
What kind of tenants rent in Beverly Shores, IN?
Beverly Shores, IN offers a measured renter base at the $1,089/mo rent level. Tenant turnover is reasonable for well-managed properties.
Does house hacking work in Beverly Shores, IN?
House hacking works a challenging in Beverly Shores, IN. Rents of $1,089/mo against $689K acquisition make the strategy solid for owner-occupants.
How much is rent in Beverly Shores, IN?
Rents in Beverly Shores, IN run near $1,089/mo. Compared with median home prices of $689K that produces solid gross yields for typical rentals.
What is it like being a landlord in Beverly Shores, IN?
IN ranks as a landlord-friendly state for landlord-tenant law. Beverly Shores generally follows the statewide framework, so landlords face reasonable operating rules.
You know 46301 now. You don’t know where it ranks.
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