Real Estate Investing in Goshen, Indiana (46528)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46528 (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: 8.6% vacancy may signal weakening demand.
What’s happening in Goshen, IN (46528)?
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Market Analysis: 46528 Goshen
The 46528 ZIP in Goshen, IN is a local-operator market. Outside capital chasing a $312K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $312K asset, 46528 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 46528's metrics run below Elkhart County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A significant renter share of 22% in 46528 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 46528 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 Goshen:
Property Strategy for 46528
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $131,711 | $1,020 | 5.6% | +6.3% | $131,711 |
| 2BR | $197,245 | $1,220 | 4.5% | +8.2% | $98,622 |
| 3BR | $279,744 | $1,600 | 4.1% | +7.8% | $93,248 |
| 4BR | $360,273 | $1,630 | 3.3% | +7.1% | $90,068 |
| 5BR | $537,765 | — | — | +7.8% | $107,553 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46528 Compare?
| Metric | 46528 | Goshen | Elkhart-Goshen, IN | Indiana |
|---|---|---|---|---|
| Home Value | $312,357 | $290,738 | N/A | $248,442 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 7.7% |
| Avg Rent | $1,173 | $1,086 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46528 (Goshen, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $312,357 |
| Monthly Rent | $1,173 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 46528
Population: 26,356
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 46528
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?
Typical homes in Goshen, IN go for around $312K. The 5-year CAGR of 0.0% measured price movement.
How qualified is the tenant pool in Goshen, IN?
Expect a solid tenant pool in Goshen, IN. The rental market absorbs $1,173/mo rents without meaningful friction.
What is the average monthly rent in Goshen, IN?
Rent in Goshen, IN is around $1,173/mo. The resulting rent-to-value relationship with $312K pricing is reasonable for most investor models.
Does house hacking work in Goshen, IN?
House hacking works a challenging in Goshen, IN. Rents of $1,173/mo against $312K acquisition make the strategy solid for owner-occupants.
How should investors approach Goshen, IN?
In Goshen, IN the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $312K prices and $1,173/mo rents suits that approach.
You know 46528 now. You don’t know where it ranks.
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How 46528 ranks in Elkhart-Goshen, IN
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