Real Estate Investing in Geneva, Indiana (46740)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46740 (Geneva, 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.
- High price-to-rent: Price-to-rent ratio 26.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Geneva, IN (46740)?
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Market Analysis: 46740 Geneva
Investors eyeing 46740 need to respect the fundamentals at play. Home values of $274K come alongside slower price movement and elevated management overhead.
For an experienced owner, 46740 can be a a solid fit for hunting ground — but the discount at $274K reflects genuine risk that outside investors often underestimate.
In the broader IN picture, 46740 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 46740 includes headwinds that any investor should price in. Income distribution skews lower than Geneva averages, and tenant stability requires active management.
The right play in 46740 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 Geneva:
Property Strategy for 46740
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $395,055 | $870 | 1.6% | — | $395,055 |
| 2BR | $172,997 | $960 | 4.0% | +9.2% | $86,498 |
| 3BR | $216,603 | $1,230 | 4.1% | +9.8% | $72,201 |
| 4BR | $312,460 | $1,270 | 2.9% | +9.6% | $78,115 |
Market Trends
Home Value History (with trend line)
📊 How Does 46740 Compare?
| Metric | 46740 | Geneva | Decatur, IN | Indiana |
|---|---|---|---|---|
| Home Value | $274,335 | $274,335 | N/A | $248,442 |
| 5-Year CAGR | 9.1% | 9.1% | N/A | 7.7% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46740 (Geneva, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $274,335 |
| Monthly Rent | $864 |
| Price-to-Rent | 26.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 11.6% |
📈 Home Appreciation
| 1-Year | +10.6% ▲ |
| 3-Year CAGR | +8.2% ▲ |
| 5-Year CAGR | +9.1% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (2.5%). 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 46740
Population: 4,766
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
Frequently Asked Questions
Is Geneva, IN a good market for buy-and-hold investors?
Investors tracking Geneva, IN will find a 3.0/5 rating supported by $274K median home values and $864/mo rents. That profile suits long-term holders targeting stable returns.
How do experienced investors play Geneva, IN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Geneva, IN. The numbers - $274K homes against $864/mo rents - support that play.
How high is vacancy risk in Geneva, IN?
Geneva, IN carries elevated vacancy risk. Expect steady absorption at market rents of $864/mo.
What does house hacking look like in Geneva, IN?
For house hackers, Geneva, IN is a challenging. The $864/mo rent on a unit helps defray the mortgage on a $274K property.
What do landlords charge for rent in Geneva, IN?
Expect rents around $864/mo per month in Geneva, IN. With home values at $274K, the yield math works out to reasonable levels for rental investors.
You know 46740 now. You don’t know where it ranks.
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