Real Estate Investing in Bruceville, Indiana (47516)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47516 (Bruceville, IN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.1% vacancy may signal weakening demand.
• 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 Bruceville, IN (47516)?
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Market Analysis: 47516 Bruceville
Not every below-median market is a bargain. Bruceville's 47516 ZIP stands at signals that favor experienced operators who can absorb the risk $223K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $223K asset, 47516 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 47516 sits on the difficult end of the IN spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 47516 includes headwinds that any investor should price in. Income distribution skews lower than Bruceville averages, and tenant stability requires active management.
Strategy in 47516 is an operator game, not a passive one. From a cash-flow lens, entry prices of $223K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Bruceville:
Property Strategy for 47516
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $117,999 | $960 | 5.9% | +6.6% | $58,999 |
| 3BR | $224,159 | $1,210 | 3.9% | +8.8% | $74,720 |
| 4BR | $291,459 | $1,270 | 3.1% | +10.0% | $72,865 |
Market Trends
Home Value History (with trend line)
📊 How Does 47516 Compare?
| Metric | 47516 | Bruceville | Vincennes, IN | Indiana |
|---|---|---|---|---|
| Home Value | $223,416 | $223,416 | N/A | $248,442 |
| 5-Year CAGR | 7.9% | 7.9% | N/A | 7.7% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 47516 (Bruceville, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $223,416 |
| Monthly Rent | $864 |
| Price-to-Rent | 21.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +7.9% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 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 (3.0%). 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 47516
Population: 943
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 47516
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 3,429 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the smart move for investors in Bruceville, IN?
Most investors in Bruceville, IN run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What does house hacking look like in Bruceville, IN?
For house hackers, Bruceville, IN is a challenging. The $864/mo rent on a unit helps defray the mortgage on a $223K property.
Is Bruceville, IN a good market for buy-and-hold investors?
Investors tracking Bruceville, IN will find a 3.0/5 rating supported by $223K median home values and $864/mo rents. That profile suits long-term holders targeting predictable returns.
Is housing expensive in Bruceville, IN?
Bruceville, IN median home values land near $223K. That is reasonable territory for investors looking at $864/mo-per-month rentals.
Are there empty rentals in Bruceville, IN?
Vacancy in Bruceville, IN is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $864/mo.
You know 47516 now. You don’t know where it ranks.
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How 47516 ranks in Vincennes, IN
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