Real Estate Investing in Newberry, Indiana (47449)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47449 (Newberry, 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: 15.7% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Newberry, IN (47449)?
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Market Analysis: 47449 Newberry
This part of Greene County is not an easy win. The 47449 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Looking more closely, the numbers look inviting — $188K purchase price, 0.0% nominal cap — the work to hit that pro forma in 47449 is substantial and deserves full respect.
ZIP 47449's metrics run below Greene County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 47449 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 47449 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 Newberry:
Market Trends
Home Value History (with trend line)
📊 How Does 47449 Compare?
| Metric | 47449 | Newberry | Indiana |
|---|---|---|---|
| Home Value | $188,261 | $188,261 | $248,442 |
| 5-Year CAGR | 5.4% | 5.4% | 7.7% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 47449 (Newberry, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $188,261 |
| Monthly Rent | $891 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (3.7%). 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 47449
Population: 407
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
Frequently Asked Questions
Is Newberry in IN worth investing in?
Investors tracking Newberry, IN will find a 3.0/5 rating supported by $188K median home values and $891/mo rents. That profile suits long-term holders targeting even-keeled returns.
Are homes affordable in Newberry, IN?
Newberry, IN median home values land near $188K. That is reasonable territory for investors looking at $891/mo-per-month rentals.
Are rents high in Newberry, IN?
Rents in Newberry, IN run near $891/mo. Compared with median home prices of $188K that produces solid gross yields for typical rentals.
How tight is the rental market in Newberry, IN?
Vacancy risk in Newberry, IN is elevated. That supports steady cash flow for typical rental holds.
Is Newberry, IN a friendly market for rental owners?
Newberry, IN falls under IN landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 47449 now. You don’t know where it ranks.
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