Real Estate Investing in Bristol, Indiana (46507)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46507 (Bristol, 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: 18.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.9 — 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 Bristol, IN (46507)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46507 Bristol
ZIP 46507 in Bristol, IN carries a impressive set of headwinds. Home values near $341K and rents of $1,098/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $341K asset, 46507 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within IN, ZIP 46507 trails on several market indicators that neighboring Elkhart County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Demographically, 46507 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 46507 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Bristol:
Property Strategy for 46507
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $246,391 | $1,220 | 3.6% | +8.3% | $123,196 |
| 3BR | $297,640 | $1,600 | 3.9% | +7.9% | $99,213 |
| 4BR | $425,253 | $1,630 | 2.8% | +7.6% | $106,313 |
| 5BR | $589,153 | — | — | +7.4% | $117,831 |
Market Trends
Home Value History (with trend line)
📊 How Does 46507 Compare?
| Metric | 46507 | Bristol | Elkhart-Goshen, IN | Indiana |
|---|---|---|---|---|
| Home Value | $340,902 | $340,902 | N/A | $248,442 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 7.7% |
| Avg Rent | $1,098 | $1,098 | 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 46507 (Bristol, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $340,902 |
| Monthly Rent | $1,098 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (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 46507
Population: 9,799
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 46507
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 typical rental rate in Bristol, IN?
Rent in Bristol, IN is around $1,098/mo. The resulting rent-to-value relationship with $341K pricing is reasonable for most investor models.
Is the tenant base reliable in Bristol, IN?
Tenant quality in Bristol, IN ranks as solid. Landlords generally report measured occupancy at market rents of $1,098/mo.
What approach is best for Bristol, IN real estate?
For Bristol, IN, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is IN a landlord-friendly state?
IN law landlord-friendly for landlords, and Bristol inherits those rules. Investors should still review local ordinances for rental licensing.
What are vacancy rates like in Bristol, IN?
Vacancy risk in Bristol, IN is elevated. That supports even-keeled cash flow for typical rental holds.
You know 46507 now. You don’t know where it ranks.
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How 46507 ranks in Elkhart-Goshen, IN
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