Real Estate Investing in Sellersburg, Indiana (47172)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47172 (Sellersburg, 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: 10.0% vacancy may signal weakening demand.
What’s happening in Sellersburg, IN (47172)?
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Market Analysis: 47172 Sellersburg
This part of Clark County is not an easy win. The 47172 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 47172 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Sellersburg have seen price recovery that 47172 has not matched. Clark County data supports the view that the spread is structural rather than temporary.
Employment concentration in 47172 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Sellersburg's stable or hybrid ZIPs before stepping into 47172. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Sellersburg:
Property Strategy for 47172
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $205,224 | $1,340 | 4.7% | +7.3% | $102,612 |
| 3BR | $272,749 | $1,710 | 4.5% | +6.6% | $90,916 |
| 4BR | $397,942 | $1,990 | 3.6% | +5.7% | $99,486 |
| 5BR | $508,058 | — | — | +6.0% | $101,612 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 47172 Compare?
| Metric | 47172 | Sellersburg | Indiana |
|---|---|---|---|
| Home Value | $304,383 | $304,383 | $248,442 |
| 5-Year CAGR | 4.1% | 4.1% | 7.7% |
| Avg Rent | $1,294 | $1,294 | - |
| Cap Rate | 3.3% | 3.3% | - |
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 47172 (Sellersburg, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $304,383 |
| Monthly Rent | $1,294 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +2.5% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (3.3%). 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 47172
Population: 20,423
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 47172
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
Investor Insight: With 8,434 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Sellersburg, IN?
Homes in Sellersburg, IN typically sell near $304K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
What is the typical renter like in Sellersburg, IN?
Tenant quality in Sellersburg, IN ranks as solid. Landlords generally report measured occupancy at market rents of $1,294/mo.
What is the best play in Sellersburg, IN?
Sellersburg, IN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($304K prices, $1,294/mo rents) make it a reasonable choice.
Can I house hack in Sellersburg, IN?
Sellersburg, IN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,294/mo rent level.
Does Sellersburg, IN make sense for an investment property?
The 3.0/5 investability rating in Sellersburg, IN reflects its $304K prices and $1,294/mo rents. Investors generally consider it a solid option within IN.
You know 47172 now. You don’t know where it ranks.
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How 47172 ranks in Louisville/Jefferson County, KY-IN
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