Real Estate Investing in West Baden Springs, Indiana (47469)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47469 (West Baden Springs, 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: 15.1% 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 West Baden Springs, IN (47469)?
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Market Analysis: 47469 West Baden Springs
Investors eyeing 47469 need to respect the fundamentals at play. Home values of $202K come alongside slower price movement and elevated management overhead.
For an experienced owner, 47469 can be a a strong candidate for hunting ground — but the discount at $202K reflects genuine risk that outside investors often underestimate.
Within IN, ZIP 47469 trails on several market indicators that neighboring Orange County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Demographically, 47469 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 47469 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 West Baden Springs:
Property Strategy for 47469
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $149,617 | $960 | 4.6% | +8.9% | $74,808 |
| 3BR | $226,119 | $1,330 | 4.2% | +8.4% | $75,373 |
Market Trends
Home Value History (with trend line)
📊 How Does 47469 Compare?
| Metric | 47469 | West Baden Springs | Indiana |
|---|---|---|---|
| Home Value | $201,873 | $201,873 | $248,442 |
| 5-Year CAGR | 5.3% | 5.3% | 7.7% |
| Avg Rent | $864 | $864 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 47469 (West Baden Springs, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $201,873 |
| Monthly Rent | $864 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 47469
Population: 1,578
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
How does West Baden Springs, IN stack up for property investment?
Yes - West Baden Springs, IN a 3.0/5 investability score. With $202K home prices against $864/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are renters plentiful in West Baden Springs, IN?
West Baden Springs, IN draws a reliable base of working renters. Demand at the $864/mo rent level is reasonable for standard single-family and small multi rentals.
How much do tenants pay in West Baden Springs, IN?
Rent in West Baden Springs, IN is around $864/mo. The resulting rent-to-value relationship with $202K pricing is reasonable for most investor models.
What investment strategy works best in West Baden Springs, IN?
In West Baden Springs, IN the significant play is typically careful cash-flow rentals with hands-on management. The combination of $202K prices and $864/mo rents suits that approach.
Can owner-occupants cash flow in West Baden Springs, IN?
West Baden Springs, IN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $864/mo rent level.
You know 47469 now. You don’t know where it ranks.
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