Real Estate Investing in Borden, Indiana (47106)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47106 (Borden, 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: 12.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.2 — 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 Borden, IN (47106)?
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Market Analysis: 47106 Borden
In practical terms, ZIP 47106 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $314K median. It rewards specialists, not generalists.
The 47106 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 47106 and stronger Borden ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 47106 ZIP's population of 4,583 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
Strategy in 47106 is an operator game, not a passive one. Meanwhile, entry prices of $314K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Borden:
Property Strategy for 47106
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $185,113 | $1,070 | 4.2% | +7.5% | $92,556 |
| 3BR | $278,850 | $1,390 | 3.6% | +7.1% | $92,950 |
| 4BR | $381,210 | $1,590 | 3.0% | +6.3% | $95,302 |
Market Trends
Home Value History (with trend line)
📊 How Does 47106 Compare?
| Metric | 47106 | Borden | Indiana |
|---|---|---|---|
| Home Value | $313,850 | $313,850 | $248,442 |
| 5-Year CAGR | 5.7% | 5.7% | 7.7% |
| Avg Rent | $963 | $963 | - |
| Cap Rate | 2.4% | 2.4% | - |
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 47106 (Borden, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $313,850 |
| Monthly Rent | $963 |
| Price-to-Rent | 27.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +7.6% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (2.4%). 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 47106
Population: 4,583
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 47106
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
How do home values compare in Borden, IN?
Median home price in Borden, IN is near $314K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
What is the smart move for investors in Borden, IN?
A careful cash-flow rentals with hands-on management strategy Borden, IN best. The market produces steady results for that approach at the $314K price point.
Are tenants stable in Borden, IN?
The tenant pool in Borden, IN is solid, supported by local employment and population fundamentals. Rents of $963/mo are well-absorbed by the market.
Is Borden, IN a friendly market for rental owners?
Borden, IN operates under IN law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
How high is vacancy risk in Borden, IN?
Borden, IN sees elevated vacancy, which is reasonable relative to the broader IN rental market.
You know 47106 now. You don’t know where it ranks.
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