Real Estate Investing in Warsaw, Indiana (46582)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46582 (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.
- High vacancy: 16.3% of homes vacant — above national norms.
What’s happening in Warsaw, IN (46582)?
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Market Analysis: 46582 Warsaw
Not every below-median market is a bargain. Warsaw's 46582 ZIP sits at signals that favor experienced operators who can absorb the risk $318K pricing implies.
The investment case in 46582 is robust only for operators who understand what they are buying. A $318K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Warsaw have seen price recovery that 46582 has not matched. Kosciusko County data supports the view that the spread is structural rather than temporary.
The demographic picture in 46582 includes headwinds that any investor should price in. Income distribution skews lower than Warsaw averages, and tenant stability requires active management.
The right play in 46582 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 Warsaw:
Property Strategy for 46582
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $159,321 | $940 | 4.2% | +7.2% | $159,321 |
| 2BR | $238,714 | $1,220 | 3.7% | +7.3% | $119,357 |
| 3BR | $295,183 | $1,480 | 3.6% | +6.9% | $98,394 |
| 4BR | $378,367 | $1,670 | 3.2% | +6.2% | $94,592 |
| 5BR | $452,114 | — | — | +6.2% | $90,423 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46582 Compare?
| Metric | 46582 | Warsaw | Warsaw, IN | Indiana |
|---|---|---|---|---|
| Home Value | $317,965 | $287,800 | N/A | $248,442 |
| 5-Year CAGR | 5.4% | 5.6% | N/A | 7.7% |
| Avg Rent | $1,885 | $1,476 | N/A | - |
| Cap Rate | 4.6% | 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 46582 (Warsaw, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $317,965 |
| Monthly Rent | $1,885 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (4.6%). 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 46582
Population: 14,490
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 46582
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 investment strategy works best in Warsaw, IN?
Most investors in Warsaw, IN run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Are there empty rentals in Warsaw, IN?
Vacancy in Warsaw, IN is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,885/mo.
What is it like being a landlord in Warsaw, IN?
IN ranks as a landlord-friendly state for landlord-tenant law. Warsaw generally follows the statewide framework, so landlords face reasonable operating rules.
Is Warsaw, IN good for house hacking?
House hacking in Warsaw, IN is a challenging. With home values around $318K and rents at $1,885/mo, owner-occupants can offset a meaningful share of PITI.
Is the tenant base reliable in Warsaw, IN?
The renter base in Warsaw, IN is reasonable for the $1,885/mo price point. Screening well and pricing to market typically yields consistent tenants.
You know 46582 now. You don’t know where it ranks.
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How 46582 ranks in Warsaw, IN
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