Real Estate Investing in Waterloo, Indiana (46793)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46793 (Waterloo, IN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Waterloo, IN (46793)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46793 Waterloo
This part of De Kalb County is not an easy win. The 46793 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Looking more closely, the numbers look inviting — $258K purchase price, 0.0% nominal cap — the work to hit that pro forma in 46793 is substantial and deserves full respect.
ZIP 46793's metrics run below De Kalb County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 46793 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Waterloo's stable or hybrid ZIPs before stepping into 46793. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Waterloo:
Property Strategy for 46793
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $172,324 | $960 | 4.0% | +8.0% | $86,162 |
| 3BR | $227,057 | $1,190 | 3.8% | +8.3% | $75,686 |
| 4BR | $297,330 | $1,270 | 3.1% | +7.7% | $74,332 |
Market Trends
Home Value History (with trend line)
📊 How Does 46793 Compare?
| Metric | 46793 | Waterloo | Auburn, IN | Indiana |
|---|---|---|---|---|
| Home Value | $257,506 | $257,506 | N/A | $248,442 |
| 5-Year CAGR | 7.2% | 7.2% | N/A | 7.7% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 46793 (Waterloo, IN). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 46793 (Waterloo, IN)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $257,506 |
| Monthly Rent | $864 |
| Price-to-Rent | 24.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +8.7% ▲ |
| 3-Year CAGR | +7.6% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (2.6%). 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 46793
Population: 4,122
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 46793
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 rent can I charge in Waterloo, IN?
Waterloo, IN rentals go for roughly $864/mo a month. That puts gross yield in solid territory relative to $258K acquisition costs.
How high is vacancy risk in Waterloo, IN?
Waterloo, IN carries elevated vacancy risk. Expect reliable absorption at market rents of $864/mo.
Should investors consider Waterloo, IN?
The 3.0/5 investability rating in Waterloo, IN reflects its $258K prices and $864/mo rents. Investors generally consider it a solid option within IN.
Is Waterloo, IN suited for a house hack?
The a challenging house-hack environment in Waterloo, IN reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How should investors approach Waterloo, IN?
In Waterloo, IN the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $258K prices and $864/mo rents suits that approach.
You know 46793 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46793 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 46793 ranks in Auburn, IN
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 46793 (Waterloo)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 46793 (Waterloo, IN).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.