Real Estate Investing in South Bend, Indiana (46613)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46613 (South Bend, IN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 14.2% of homes vacant — above national norms.
- Elevated poverty: 32.0% poverty rate — can affect rent collection.
What’s happening in South Bend, IN (46613)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46613 South Bend
Investors scanning South Bend, IN for forced-equity plays often land on the 46613 ZIP. A a viable market for entry near $113K pairs with rents of $1,193/mo to widen the renovation window.
BRRRR works in 46613 because the math supports it. Buy at $113K, rehab, and the refinance step typically recovers capital in a way that flat-yield markets cannot match.
The a strong candidate for piece of regional context is that nearby ZIPs with newer stock and higher basis have priced out of the value-add game. 46613 has not.
In practical terms, incomes in 46613 sit below the county median, the tenant pool is deep and the demand for upgraded rental stock consistently outruns supply.
The strategy in 46613 is forced equity, not market equity. From a cash-flow lens, entry prices are accommodating at $113K, the returns sit in the renovation budget, not the holding period.
Here's what matters if you're considering buying a home in South Bend:
Property Strategy for 46613
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $90,800 | $1,280 | 10.1% | +14.8% | $45,400 |
| 3BR | $110,838 | $1,550 | 10.1% | +12.5% | $36,946 |
| 4BR | $108,068 | $1,690 | 11.3% | +11.0% | $27,017 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46613 Compare?
| Metric | 46613 | South Bend | Indiana |
|---|---|---|---|
| Home Value | $113,402 | $186,529 | $248,442 |
| 5-Year CAGR | 11.3% | 8.7% | 7.7% |
| Avg Rent | $1,193 | $1,233 | - |
| Cap Rate | 8.2% | 5.2% | - |
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 46613 (South Bend, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $113,402 |
| Monthly Rent | $1,193 |
| Price-to-Rent | 7.9:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 12.6% |
| Cap Rate | 8.2% |
| 5-Year IRR | 19.5% |
📈 Home Appreciation
| 1-Year | +15.9% ▲ |
| 3-Year CAGR | +9.9% ▲ |
| 5-Year CAGR | +11.3% ▲ |
| 10-Year CAGR | +14.5% ▲ |
🏠 Rent Trends
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | N/A |
The estimated cap rate (8.2%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 46613
Population: 11,726
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 46613
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Jefferson Traditional School
Madison S.T.E.A.M. Academy
South Bend Virtual School
McKinley Elementary School
Rise Up Academy at Eggleston
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
Investor Insight: With 1,262 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do rents currently stand in South Bend, IN?
Expect rents around $1,193/mo per month in South Bend, IN. With home values at $113K, the yield math works out to reasonable levels for rental investors.
What is the smart move for investors in South Bend, IN?
A value-add and BRRRR deals strategy South Bend, IN best. The market produces predictable results for that approach at the $113K price point.
How strong is South Bend, IN for real estate investors?
Our data puts South Bend, IN at 5.0/5 for investability. Home prices of $113K and rents around $1,193/mo create a solid backdrop for investor activity.
Is South Bend, IN good for BRRRR investors?
Yes - BRRRR is a strong in South Bend, IN. The $113K home values and $1,193/mo rents anchor the refinance math.
Does rental property in South Bend, IN pass the 1% rule?
Yes, many South Bend, IN properties clear the 1% rule. The rent-to-price ratio averages 1.05%, supported by $1,193/mo rents.
You know 46613 now. You don’t know where it ranks.
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