Real Estate Investing in Hillsboro, Indiana (47949)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47949 (Hillsboro, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hillsboro, IN (47949)?
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Market Analysis: 47949 Hillsboro
ZIP 47949 inside Fountain looks affordable on the surface — median value of $197K — but the discount exists for reasons that a careful buyer should understand before committing.
The 47949 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In practical terms, 47949 offers a low basis, the region around Hillsboro has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 47949 ZIP's population of 1,563 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Experienced landlords with local relationships tend to find 47949 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 Hillsboro:
Market Trends
Home Value History (with trend line)
📊 How Does 47949 Compare?
| Metric | 47949 | Hillsboro | Indiana |
|---|---|---|---|
| Home Value | $197,264 | $197,264 | $248,442 |
| 5-Year CAGR | 6.5% | 6.5% | 7.7% |
| Avg Rent | $1,062 | $1,062 | - |
| Cap Rate | 4.2% | 4.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 47949 (Hillsboro, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $197,264 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 15.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +6.0% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 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 (4.2%). 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 47949
Population: 1,563
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What monthly rent should investors expect in Hillsboro, IN?
Rental rates in Hillsboro, IN average $1,062/mo. Tenant demand and $197K home values make the yield look reasonable by investor standards.
Where do home prices stand in Hillsboro, IN?
Hillsboro, IN home values average about $197K. That price point suits investors targeting rentals with $1,062/mo in monthly income.
How high is vacancy risk in Hillsboro, IN?
Vacancy risk in Hillsboro, IN is elevated. That supports even-keeled cash flow for typical rental holds.
How should investors approach Hillsboro, IN?
Most investors in Hillsboro, 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.
How does Hillsboro, IN rate as a rental market?
Hillsboro, IN rates 3.0/5 for investability. With median values at $197K and rents near $1,062/mo, the market offers reasonable fundamentals for rental investors.
You know 47949 now. You don’t know where it ranks.
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