Real Estate Investing in Van Buren, Indiana (46991)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46991 (Van Buren, 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: 14.4% of homes vacant — above national norms.
- Elevated poverty: 22.1% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Van Buren, IN (46991)?
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Market Analysis: 46991 Van Buren
This part of Grant County is not an easy win. The 46991 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $155K asset, 46991 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 46991 among IN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 46991 ZIP's population of 1,657 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
The right play in 46991 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 Van Buren:
Property Strategy for 46991
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $100,480 | $1,040 | 7.5% | +8.3% | $50,240 |
| 3BR | $150,518 | $1,370 | 6.6% | +7.4% | $50,173 |
| 4BR | $203,352 | $1,540 | 5.5% | +8.4% | $50,838 |
Market Trends
Home Value History (with trend line)
📊 How Does 46991 Compare?
| Metric | 46991 | Van Buren | Marion, IN | Indiana |
|---|---|---|---|---|
| Home Value | $155,339 | $155,339 | N/A | $248,442 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.7% |
| Avg Rent | $936 | $936 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46991 (Van Buren, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $155,339 |
| Monthly Rent | $936 |
| Price-to-Rent | 13.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (4.7%). 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 46991
Population: 1,657
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 46991
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 type of investing works in Van Buren, IN?
A careful cash-flow rentals with hands-on management strategy Van Buren, IN best. The market produces even-keeled results for that approach at the $155K price point.
How landlord-friendly is Van Buren, IN?
The landlord environment in Van Buren, IN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the rental occupancy rate in Van Buren, IN?
Occupancy in Van Buren, IN runs steady with elevated vacancy. Well-priced units at $936/mo lease on reasonable timelines.
Does a duplex house hack pencil in Van Buren, IN?
For house hackers, Van Buren, IN is a challenging. The $936/mo rent on a unit helps defray the mortgage on a $155K property.
Should investors consider Van Buren, IN?
With a 3.0/5 investability score, Van Buren, IN ranks as a solid market for rental property investors. Median prices of $155K and rents of $936/mo drive the underlying numbers.
You know 46991 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46991 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 46991 ranks in Marion, IN
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