Real Estate Investing in Mexico, Indiana (46958)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46958 (Mexico, IN)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
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.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mexico, IN (46958)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46958 Mexico
The 46958 ZIP covers a section of Mexico that demands careful diligence. Prices near $162K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 46958 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader IN picture, 46958 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Looking more closely, 603 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.
Distressed ZIPs reward experience. healthy returns are possible in 46958, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Mexico:
Market Trends
Home Value History (with trend line)
📊 How Does 46958 Compare?
| Metric | 46958 | Mexico | Peru, IN | Indiana |
|---|---|---|---|---|
| Home Value | $162,033 | $162,033 | N/A | $248,442 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 7.7% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46958 (Mexico, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $162,033 |
| Monthly Rent | $891 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 11.1% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (4.3%). 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 46958
Population: 603
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
What investment strategy works best in Mexico, IN?
Most investors in Mexico, 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.
Can I house hack in Mexico, IN?
Mexico, IN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $891/mo rent level.
How strong are rents in Mexico, IN?
Investors in Mexico, IN typically see rents near $891/mo per month against $162K home values - a solid setup for rental cash flow.
Is IN a landlord-friendly state?
The landlord environment in Mexico, IN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What kind of tenants rent in Mexico, IN?
Mexico, IN offers a even-keeled renter base at the $891/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 46958 now. You don’t know where it ranks.
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How 46958 ranks in Peru, IN
Every ZIP in this metro, ranked. Free.
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