Real Estate Investing in Upland, Indiana (46989)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46989 (Upland, 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.
- Elevated vacancy: 11.4% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Upland, IN (46989)?
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Market Analysis: 46989 Upland
This part of Grant County is not an easy win. The 46989 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 46989 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader IN picture, 46989 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
From a cash-flow lens, 5,403 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.
New investors are better served looking at Upland's stable or hybrid ZIPs before stepping into 46989. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Upland:
Property Strategy for 46989
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $135,933 | $960 | 5.1% | +7.7% | $67,967 |
| 3BR | $208,047 | $1,260 | 4.4% | +8.8% | $69,349 |
| 4BR | $313,229 | $1,410 | 3.2% | +8.4% | $78,307 |
Market Trends
Home Value History (with trend line)
📊 How Does 46989 Compare?
| Metric | 46989 | Upland | Marion, IN | Indiana |
|---|---|---|---|---|
| Home Value | $250,846 | $250,846 | N/A | $248,442 |
| 5-Year CAGR | 8.3% | 8.3% | N/A | 7.7% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46989 (Upland, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $250,846 |
| Monthly Rent | $864 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +11.7% ▲ |
| 3-Year CAGR | +8.2% ▲ |
| 5-Year CAGR | +8.3% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (2.7%). 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 46989
Population: 5,403
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 46989
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
What do landlords charge for rent in Upland, IN?
Rent in Upland, IN is around $864/mo. The resulting rent-to-value relationship with $251K pricing is reasonable for most investor models.
What is the average home sale price in Upland, IN?
Typical homes in Upland, IN go for around $251K. The 5-year CAGR of 0.0% consistent price movement.
What is the best play in Upland, IN?
For Upland, IN, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What are vacancy rates like in Upland, IN?
Upland, IN sees elevated vacancy, which is reasonable relative to the broader IN rental market.
Does Upland, IN favor landlords or tenants?
Rental owners in Upland, IN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 46989 now. You don’t know where it ranks.
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How 46989 ranks in Marion, IN
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