Real Estate Investing in Vincennes, Indiana (47591)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47591 (Vincennes, 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: 11.6% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Vincennes, IN (47591)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 47591 Vincennes
This part of Knox County is not an easy win. The 47591 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 47591 is significant only for operators who understand what they are buying. A $173K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 47591 among IN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 47591 includes headwinds that any investor should price in. Income distribution skews lower than Vincennes averages, and tenant stability requires active management.
New investors are better served looking at Vincennes's stable or hybrid ZIPs before stepping into 47591. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Vincennes:
Property Strategy for 47591
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $64,955 | $740 | 8.2% | +5.3% | $64,955 |
| 2BR | $102,517 | $970 | 6.8% | +8.1% | $51,258 |
| 3BR | $188,131 | $1,230 | 4.7% | +7.8% | $62,710 |
| 4BR | $259,360 | $1,280 | 3.6% | +7.2% | $64,840 |
| 5BR | $298,761 | — | — | +7.1% | $59,752 |
Market Trends
Home Value History (with trend line)
📊 How Does 47591 Compare?
| Metric | 47591 | Vincennes | Vincennes, IN | Indiana |
|---|---|---|---|---|
| Home Value | $172,608 | $172,608 | N/A | $248,442 |
| 5-Year CAGR | 7.0% | 7.0% | N/A | 7.7% |
| Avg Rent | $873 | $873 | N/A | - |
| 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 47591 (Vincennes, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $172,608 |
| Monthly Rent | $873 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 47591
Population: 25,191
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 47591
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 are vacancy rates like in Vincennes, IN?
Vacancy risk in Vincennes, IN is elevated. That supports measured cash flow for typical rental holds.
Is Vincennes in IN worth investing in?
Vincennes, IN scores 3.0/5 for investability. Home values sit at $173K and rents near $873/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What are home prices like in Vincennes, IN?
In Vincennes, IN the median home value sits at $173K. Against the broader IN market, that reads as reasonable for most investors.
How landlord-friendly is Vincennes, IN?
IN law landlord-friendly for landlords, and Vincennes inherits those rules. Investors should still review local ordinances for rental licensing.
Is it easy to find good tenants in Vincennes, IN?
Tenant quality in Vincennes, IN ranks as solid. Landlords generally report steady occupancy at market rents of $873/mo.
You know 47591 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 47591 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.
How 47591 ranks in Vincennes, IN
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