Real Estate Investing in Paoli, Indiana (47454)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47454 (Paoli, 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: 12.9% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Paoli, IN (47454)?
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Market Analysis: 47454 Paoli
This part of Orange County is not an easy win. The 47454 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Meanwhile, the numbers look inviting — $173K purchase price, 0.0% nominal cap — the work to hit that pro forma in 47454 is substantial and deserves full respect.
ZIP 47454's metrics run below Orange County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 47454 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 47454 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 Paoli:
Property Strategy for 47454
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $88,271 | $750 | 6.1% | +4.2% | $88,271 |
| 2BR | $130,961 | $990 | 5.4% | +7.4% | $65,481 |
| 3BR | $189,050 | $1,380 | 5.3% | +7.3% | $63,017 |
| 4BR | $229,824 | $1,620 | 5.1% | +7.0% | $57,456 |
Market Trends
Home Value History (with trend line)
📊 How Does 47454 Compare?
| Metric | 47454 | Paoli | Indiana |
|---|---|---|---|
| Home Value | $172,720 | $172,720 | $248,442 |
| 5-Year CAGR | 5.3% | 5.3% | 7.7% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 4.0% | 4.0% | - |
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 47454 (Paoli, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $172,720 |
| Monthly Rent | $891 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 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 (4.0%). 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 47454
Population: 7,529
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 47454
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 average monthly rent in Paoli, IN?
Rent in Paoli, IN is around $891/mo. The resulting rent-to-value relationship with $173K pricing is reasonable for most investor models.
What kind of vacancy should I budget for in Paoli, IN?
Occupancy in Paoli, IN runs even-keeled with elevated vacancy. Well-priced units at $891/mo lease on reasonable timelines.
What is the best play in Paoli, IN?
Paoli, IN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($173K prices, $891/mo rents) make it a reasonable choice.
Are landlord laws favorable in Paoli, IN?
Paoli, IN operates under IN law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
Are homes affordable in Paoli, IN?
Paoli, IN median home values land near $173K. That is reasonable territory for investors looking at $891/mo-per-month rentals.
You know 47454 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 47454 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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