Real Estate Investing in Tell City, Indiana (47586)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47586 (Tell 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.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Tell City, IN (47586)?
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Market Analysis: 47586 Tell City
Meanwhile, ZIP 47586 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $187K median. It rewards specialists, not generalists.
Rent of $1,065/mo on a $187K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 47586 sits below the stated 0.0% once reality is priced in.
In the broader IN picture, 47586 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 47586 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 47586 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Tell City:
Property Strategy for 47586
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $93,967 | $730 | 5.6% | +8.3% | $93,967 |
| 2BR | $127,834 | $960 | 5.4% | +10.1% | $63,917 |
| 3BR | $188,896 | $1,200 | 4.6% | +8.1% | $62,965 |
| 4BR | $239,411 | $1,600 | 4.8% | +7.7% | $59,853 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 47586 Compare?
| Metric | 47586 | Tell City | Indiana |
|---|---|---|---|
| Home Value | $187,089 | $187,089 | $248,442 |
| 5-Year CAGR | 6.1% | 6.1% | 7.7% |
| Avg Rent | $1,065 | $1,065 | - |
| Cap Rate | 4.4% | 4.4% | - |
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 47586 (Tell City, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $187,089 |
| Monthly Rent | $1,065 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (4.4%). 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 47586
Population: 10,994
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 47586
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
Frequently Asked Questions
How does Tell City, IN rate as a rental market?
Tell City, IN records an investability rating of 3.0/5, with median home values near $187K and average rents around $1,065/mo. That combination puts it in the solid tier for investor interest.
What do rentals go for in Tell City, IN?
Expect rents around $1,065/mo per month in Tell City, IN. With home values at $187K, the yield math works out to reasonable levels for rental investors.
What is the best play in Tell City, IN?
A careful cash-flow rentals with hands-on management strategy Tell City, IN best. The market produces stable results for that approach at the $187K price point.
How strict are landlord regulations in Tell City, IN?
IN ranks as a landlord-friendly state for landlord-tenant law. Tell City generally follows the statewide framework, so landlords face reasonable operating rules.
Do rentals sit vacant long in Tell City, IN?
Tell City, IN sees elevated vacancy, which is reasonable relative to the broader IN rental market.
You know 47586 now. You don’t know where it ranks.
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