Real Estate Investing in Union City, Indiana (47390)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47390 (Union City, IN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- Elevated vacancy: 11.0% 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 Union City, IN (47390)?
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Market Analysis: 47390 Union City
Not every below-median market is a bargain. Union City's 47390 ZIP reflects signals that favor experienced operators who can absorb the risk $143K pricing implies.
For an experienced owner, 47390 can be a worth a close look for hunting ground — but the discount at $143K reflects genuine risk that outside investors often underestimate.
In the broader IN picture, 47390 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A robust renter share of 29% in 47390 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 47390 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Union City:
Property Strategy for 47390
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $99,380 | $960 | 7.0% | +10.8% | $49,690 |
| 3BR | $134,328 | $1,260 | 6.8% | +9.5% | $44,776 |
| 4BR | $163,176 | $1,270 | 5.6% | +9.4% | $40,794 |
Market Trends
Home Value History (with trend line)
📊 How Does 47390 Compare?
| Metric | 47390 | Union City | Indiana |
|---|---|---|---|
| Home Value | $143,254 | $143,254 | $248,442 |
| 5-Year CAGR | 8.6% | 8.6% | 7.7% |
| Avg Rent | $864 | $864 | - |
| 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 47390 (Union City, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $143,254 |
| Monthly Rent | $864 |
| Price-to-Rent | 13.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 13.3% |
📈 Home Appreciation
| 1-Year | +14.5% ▲ |
| 3-Year CAGR | +8.8% ▲ |
| 5-Year CAGR | +8.6% ▲ |
| 10-Year CAGR | +9.9% ▲ |
🏠 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 (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 47390
Population: 5,084
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 47390
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 monthly rent should investors expect in Union City, IN?
Rent in Union City, IN is around $864/mo. The resulting rent-to-value relationship with $143K pricing is reasonable for most investor models.
What is the best play in Union City, IN?
Investors usually favor careful cash-flow rentals with hands-on management in Union City, IN. With home values at $143K and rents near $864/mo, other strategies can work but produce reliable rather than outsized returns.
How does Union City, IN rate as a rental market?
Yes - Union City, IN a 3.0/5 investability score. With $143K home prices against $864/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are renters plentiful in Union City, IN?
The renter base in Union City, IN is reasonable for the $864/mo price point. Screening well and pricing to market typically yields predictable tenants.
How high is vacancy risk in Union City, IN?
Union City, IN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 47390 now. You don’t know where it ranks.
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