Real Estate Investing in Goshen, Indiana (46526)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46526 (Goshen, 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.
- Elevated vacancy: 8.7% vacancy may signal weakening demand.
What’s happening in Goshen, IN (46526)?
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Market Analysis: 46526 Goshen
The 46526 ZIP covers a section of Goshen that demands careful diligence. Prices near $269K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $269K asset, 46526 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 46526 and stronger Goshen ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 46526 includes headwinds that any investor should price in. Income distribution skews lower than Goshen averages, and tenant stability requires active management.
Strategically, 46526 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 Goshen:
Property Strategy for 46526
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $140,428 | $1,050 | 5.4% | +7.8% | $140,428 |
| 2BR | $202,340 | $1,250 | 4.4% | +7.9% | $101,170 |
| 3BR | $252,671 | $1,640 | 4.7% | +7.4% | $84,224 |
| 4BR | $306,463 | $1,670 | 3.9% | +7.2% | $76,616 |
| 5BR | $405,535 | — | — | +7.1% | $81,107 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46526 Compare?
| Metric | 46526 | Goshen | Elkhart-Goshen, IN | Indiana |
|---|---|---|---|---|
| Home Value | $269,118 | $290,738 | N/A | $248,442 |
| 5-Year CAGR | 5.7% | 5.8% | N/A | 7.7% |
| Avg Rent | $999 | $1,086 | 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 46526 (Goshen, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $269,118 |
| Monthly Rent | $999 |
| Price-to-Rent | 22.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +7.6% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | -7.0% ▼ |
| 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 46526
Population: 33,527
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 46526
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 much should I expect to pay for a home in Goshen, IN?
The median home value in Goshen, IN is roughly $269K. That puts it reasonable relative to the IN statewide average.
How strong is the working-renter base in Goshen, IN?
Working renters make up the core of the Goshen, IN tenant base. The pool is reasonable for investors targeting long-term holds.
What are rental rates like in Goshen, IN?
Expect rents around $999/mo per month in Goshen, IN. With home values at $269K, the yield math works out to reasonable levels for rental investors.
Do rentals sit vacant long in Goshen, IN?
Goshen, IN sees elevated vacancy, which is reasonable relative to the broader IN rental market.
How landlord-friendly is Goshen, IN?
For rental operators, Goshen, IN rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 46526 now. You don’t know where it ranks.
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How 46526 ranks in Elkhart-Goshen, IN
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