Real Estate Investing in Farmersburg, Indiana (47850)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47850 (Farmersburg, IN)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Farmersburg, IN (47850)?
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Market Analysis: 47850 Farmersburg
Investors eyeing 47850 need to respect the fundamentals at play. Home values of $157K come alongside slower price movement and elevated management overhead.
Rent of $1,152/mo on a $157K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 47850 sits below the stated 0.0% once reality is priced in.
Within IN, ZIP 47850 trails on several market indicators that neighboring Sullivan County submarkets outperform. The gap is real and solid enough to shape underwriting.
The 47850 ZIP's population of 2,027 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The right play in 47850 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 Farmersburg:
Property Strategy for 47850
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $107,330 | $1,280 | 8.6% | +7.2% | $53,665 |
| 3BR | $171,499 | $1,560 | 6.5% | +7.9% | $57,166 |
| 4BR | $213,232 | $2,080 | 7.0% | +6.9% | $53,308 |
Market Trends
Home Value History (with trend line)
📊 How Does 47850 Compare?
| Metric | 47850 | Farmersburg | Terre Haute, IN | Indiana |
|---|---|---|---|---|
| Home Value | $157,266 | $157,266 | N/A | $248,442 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 7.7% |
| Avg Rent | $1,152 | $1,152 | N/A | - |
| Cap Rate | 5.7% | 5.7% | - | - |
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 47850 (Farmersburg, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $157,266 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 11.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 11.2% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (5.7%). 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 47850
Population: 2,027
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 47850
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
Does house hacking work in Farmersburg, IN?
House hacking in Farmersburg, IN is reasonable to execute. Prices around $157K and rents of $1,152/mo solid owner-occupant economics.
How does Farmersburg, IN rate as a rental market?
Farmersburg, IN rates 3.0/5 for investability. With median values at $157K and rents near $1,152/mo, the market offers reasonable fundamentals for rental investors.
How much should I expect to pay for a home in Farmersburg, IN?
Expect median prices around $157K in Farmersburg, IN. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Where do rents currently stand in Farmersburg, IN?
Investors in Farmersburg, IN typically see rents near $1,152/mo per month against $157K home values - a solid setup for rental cash flow.
What is the typical renter like in Farmersburg, IN?
Tenant quality in Farmersburg, IN ranks as solid. Landlords generally report reliable occupancy at market rents of $1,152/mo.
You know 47850 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 47850 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 47850 ranks in Terre Haute, IN
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