Real Estate Investing in Warsaw, Indiana (46580)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46580 (Warsaw, 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: 8.1% vacancy may signal weakening demand.
What’s happening in Warsaw, IN (46580)?
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Market Analysis: 46580 Warsaw
The 46580 ZIP covers a section of Warsaw that demands careful diligence. Prices near $258K 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 $258K asset, 46580 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Warsaw have seen price recovery that 46580 has not matched. Kosciusko County data supports the view that the spread is structural rather than temporary.
On balance, 21,812 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 46580 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 Warsaw:
Property Strategy for 46580
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $128,795 | $870 | 4.9% | +6.5% | $128,795 |
| 2BR | $177,241 | $1,130 | 4.6% | +6.9% | $88,621 |
| 3BR | $237,832 | $1,370 | 4.1% | +7.1% | $79,277 |
| 4BR | $320,599 | $1,540 | 3.5% | +6.7% | $80,150 |
| 5BR | $398,682 | — | — | +6.5% | $79,736 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46580 Compare?
| Metric | 46580 | Warsaw | Warsaw, IN | Indiana |
|---|---|---|---|---|
| Home Value | $257,635 | $287,800 | N/A | $248,442 |
| 5-Year CAGR | 5.8% | 5.6% | N/A | 7.7% |
| Avg Rent | $1,067 | $1,476 | N/A | - |
| Cap Rate | 3.2% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46580 (Warsaw, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $257,635 |
| Monthly Rent | $1,067 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +7.6% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (3.2%). 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 46580
Population: 21,812
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 46580
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 price range are homes in Warsaw, IN?
Typical homes in Warsaw, IN go for around $258K. The 5-year CAGR of 0.0% reliable price movement.
What is it like being a landlord in Warsaw, IN?
Rental owners in Warsaw, IN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How should investors approach Warsaw, IN?
The best-fit strategy in Warsaw, IN is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What are vacancy rates like in Warsaw, IN?
Expect elevated vacancy in Warsaw, IN. Rents at $1,067/mo are absorbed by the tenant base without meaningful lag.
How viable is house hacking in Warsaw, IN?
House hacking works a challenging in Warsaw, IN. Rents of $1,067/mo against $258K acquisition make the strategy solid for owner-occupants.
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How 46580 ranks in Warsaw, IN
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