Real Estate Investing in Rochester, Indiana (46975)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46975 (Rochester, 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: 17.2% of homes vacant — above national norms.
What’s happening in Rochester, IN (46975)?
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Market Analysis: 46975 Rochester
ZIP 46975 inside Fulton County looks affordable on the surface — median value of $224K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 46975 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 46975 sits on the difficult end of the IN spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 46975 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Rochester:
Property Strategy for 46975
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $104,385 | $790 | 5.4% | +6.0% | $104,385 |
| 2BR | $150,510 | $970 | 4.6% | +9.2% | $75,255 |
| 3BR | $213,755 | $1,200 | 4.0% | +8.1% | $71,252 |
| 4BR | $258,124 | $1,410 | 3.9% | +7.9% | $64,531 |
| 5BR | $290,483 | — | — | +7.6% | $58,097 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46975 Compare?
| Metric | 46975 | Rochester | Indiana |
|---|---|---|---|
| Home Value | $224,477 | $224,477 | $248,442 |
| 5-Year CAGR | 7.1% | 7.1% | 7.7% |
| Avg Rent | $872 | $872 | - |
| Cap Rate | 3.0% | 3.0% | - |
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 46975 (Rochester, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $224,477 |
| Monthly Rent | $872 |
| Price-to-Rent | 21.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +10.9% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (3.0%). 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 46975
Population: 13,985
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 46975
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.
Frequently Asked Questions
Is real estate in Rochester, IN a good investment right now?
Rochester, IN records an investability rating of 3.0/5, with median home values near $224K and average rents around $872/mo. That combination puts it in the impressive tier for investor interest.
How much do tenants pay in Rochester, IN?
Average rent in Rochester, IN is approximately $872/mo per month. Against $224K home values that yields a reasonable rent-to-price ratio.
How high is vacancy risk in Rochester, IN?
Occupancy in Rochester, IN runs even-keeled with elevated vacancy. Well-priced units at $872/mo lease on reasonable timelines.
What is the average home sale price in Rochester, IN?
The median home value in Rochester, IN is roughly $224K. That puts it reasonable relative to the IN statewide average.
Is house hacking profitable in Rochester, IN?
The house hack math a challenging in Rochester, IN. Owner-occupant buyers benefit from the $872/mo rents and $224K home values.
You know 46975 now. You don’t know where it ranks.
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