Real Estate Investing in Versailles, Indiana (47042)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47042 (Versailles, 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.
- Elevated vacancy: 11.6% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Versailles, IN (47042)?
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Market Analysis: 47042 Versailles
The 47042 ZIP covers a section of Versailles that demands careful diligence. Prices near $262K look accessible, but the work to make a deal cash flow is real.
Rent of $864/mo on a $262K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 47042 sits below the stated 0.0% once reality is priced in.
In the broader IN picture, 47042 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
On the rental side, 3,867 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. robust returns are possible in 47042, 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 Versailles:
Property Strategy for 47042
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $176,023 | $960 | 3.9% | +7.8% | $88,012 |
| 3BR | $253,276 | $1,260 | 3.6% | +8.1% | $84,425 |
| 4BR | $317,476 | $1,270 | 2.9% | +6.8% | $79,369 |
Market Trends
Home Value History (with trend line)
📊 How Does 47042 Compare?
| Metric | 47042 | Versailles | Indiana |
|---|---|---|---|
| Home Value | $261,953 | $261,953 | $248,442 |
| 5-Year CAGR | 5.7% | 5.7% | 7.7% |
| Avg Rent | $864 | $864 | - |
| 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 47042 (Versailles, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $261,953 |
| Monthly Rent | $864 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +8.3% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 47042
Population: 3,867
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 47042
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
What is the renter demographic in Versailles, IN?
Tenant quality in Versailles, IN ranks as solid. Landlords generally report reliable occupancy at market rents of $864/mo.
Are landlord laws favorable in Versailles, IN?
Rental owners in Versailles, IN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Where do home prices stand in Versailles, IN?
Versailles, IN median home values land near $262K. That is reasonable territory for investors looking at $864/mo-per-month rentals.
What does house hacking look like in Versailles, IN?
For house hackers, Versailles, IN is a challenging. The $864/mo rent on a unit helps defray the mortgage on a $262K property.
What is the typical vacancy rate in Versailles, IN?
Versailles, IN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 47042 now. You don’t know where it ranks.
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