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Indiana Real Estate Investing Guide

Indianapolis is ranked as the 4th best housing market positioned for growth in 2022.

Overview of Indiana

Indianapolis is ideally located and brimming with good jobs, entertainment, and friendly people, the so-called Circle City blends Big City buzz with small-town, midwestern charm. It’s also a city with incredible, cash-flowing properties and a high ceiling for expansion. Real estate forecasters praise its years of steady growth and high rental demand

One reason why the demand for homes in Indianapolis is so strong is due to the number of out-of-state real estate investors. As a recent report from HousingWire notes, remote real estate investors are putting Indianapolis at the top of their list of markets where property is still affordable and potential returns are higher.

Quick Stats:

6.8 M

Total Population

$66.4 K

Median Household Income

2.4%

Unemployment rate

0.02%

Crime Rate

Real Estate Statistics

Average Home Price (USD)
  • 51% below National Average
  • 14.6% Growth Rate YoY
Median Monthly Rent
Acquisition Price-to-Rent Ratio
Vacancy Rate
Yearly Job Growth

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Investing in Indiana

A Guide to Real Estate Investing in Indiana

When Indiana comes to mind, many people think of the robust automobile industry, budding corn fields, or the Indianapolis Colts.

But the Hoosier state has recently developed a reputation for its viability as a place for real estate investment.

If you’re among the many investors on the hunt for the next property investment opportunity, this guide to Indiana’s real estate market will reveal why this charming yet often overlooked Midwestern state should be part of your investment plans.

A Property Investing Guide for Indiana

There are many things to consider before purchasing any type of property, and Indiana is one state that makes a good case for itself.

Above are some key stats about Indiana and its real estate market that make it attractive for investors.

Indiana Real Estate Investing Guide
Benefits of Investing in Indiana

Admittedly, Indiana isn’t the first place that comes to mind when people think of places to live.

But, if you take a closer look, it’s no surprise that this state has new residents and property investors setting their sights on the Crossroads of America as a potential place to invest their money and grow their wealth through real estate.

Whether you’re looking for a change of scenery, in the market to purchase a new home, or want an investment property that you can rent, Indiana is certainly a state worth your consideration.

Additionally, if you’re looking to purchase property to rent, Baselane’s property management software can make tenant and property management a breeze, no matter where you’re located.

Below, you’ll find a few reasons why investing in Indiana is a suitable move for those seeking a place to purchase properties.

Population growth

The population of Indiana sits at around 6.8 million, and, according to World Population Review, the state has grown by approximately 300,000 residents since 2010. The population growth rate is around 0.54%.

Indiana’s projected growth is predicted to increase by approximately 660,000 residents by 2050, putting the population at 7.27 million.

Population growth is steady in the state, which likely means real estate properties will continue to increase in value as demand increases.

Additionally, Indianapolis is the 15th largest city in the USA, making it a top contender for desirability. The four major densely populated urban areas in Indiana after Indianapolis are Fort Wayne, Evansville, Carmel, and South Bend.

According to Kapil Singla, an investor in the SouthBend area of Indiana, in the post-COVID era, “many Illinois residents have moved to Indiana to take advantage of the lower cost of living and higher quality of life.”

Benefits for Real Estate Investors: Population growth anywhere indicates a setting where people want to live, as newcomers bring more jobs, more renters, and more businesses with them while fostering the growth of a bustling and attractive setting.

Indiana Real Estate Investing Guide
Job Growth

Job growth is abundant in Indiana, which poses an advantage for those seeking new career opportunities, meaning many of them will need a new place to live.

Indiana is ahead of the curve when it comes to job growth. The market has risen by 2.5% in the last year alone, placing the state 4% higher than the national average.

As revealed by BestPlaces.com, Indiana’s unemployment rate sits at 5.6%, 0.4% lower than the national average, which is currently 6%.

Benefits for Real Estate Investors: Job growth in Indiana means a stronger rental market (higher household income) and more demand for property, thus improving the value of your investment.

Diverse Economy

Indiana also provides a home for a diverse economy. Some industries vital to Indiana’s economy include healthcare, logistics and transportation, manufacturing, the public sector, and technology.

There are many trusted companies in the state as well. According to IndyStar, last year’s top employers included Charles Schwab and Salesforce.

However, many companies operate in the state, with the 100 largest companies including Go Electric, Anthem, Cummings, and many more.

Benefits for Real Estate Investors: A diverse economy with various sectors grants Indiana residents security, even if they lose their initial job.

Real estate investors and renters alike can rely on a diverse economy that will not disrupt the rental market.

Indiana Real Estate Investing Guide
Business and Real Estate Investor Friendly

Indiana is a business-friendly state, and this is because of the state’s low tax rate.

As of July 1, 2021, Indiana’s corporate tax rate is 4.9%. It’s no surprise business owners would flock to this Midwestern state as the rate sits well below the national average corporate tax rate in the USA, which hovers around 21%.

Landlords and real estate investors can also rejoice, as Indiana is one of the most landlord-friendly states in America.

For starters, there are no rent control laws in Indiana. Landlords can increase rent to their liking as long as they give a 30-day notice.

Landlords in the state can also charge a security deposit and late fees, with deductions as necessary. They must, however, pay the security deposit back to the tenant within 45 days.

Landlords also can evict a tenant ten days after not paying rent, making the difficult task of dealing with delinquent tenants a little easier.

Benefits for Real Estate Investors: A state that implements laws in favor of their landlords makes managing a rental property or several properties easier, especially if they live remotely.

Profitable Price-to-Rent Ratio

The price to rent ratio is the median home value divided by the median annual rent.

Median Home Value ÷ Median Annual Rent = Price-to-Rent Ratio

At its most basic level, the ratio is a benchmark for understanding whether it is better to rent or buy in an area. When home prices rise significantly faster than the local rents, the ratio will rise – indicating a possible housing bubble where it may be better to rent. Anything under 15 indicates that it is likely more affordable to buy, and areas over 20 are likely better to rent.

The Indiana price to rent ratio from the latest estimates is 16.7.

  • $221,019 ÷ $13,205 = 16.7
  • Indiana’s current ratio is above 15, which indicates it is likely more affordable to rent.


Benefits for Real Estate Investors: Indiana offers affordable homes that allow landlords to charge cost-effective rents, creating a stable market for those seeking to invest in a rental property.

Renter’s Market

According to a report on Indiana real estate conducted by Kiavi.com, Indiana is a renter’s market, constructing a compelling case for real estate investors to bring their money to the state.

Indiana overall also has high occupancy rates. In Q4 of 2021 and Q1 of 2022, Indiana had a vacancy rate of 9.7%. Today, the vacancy rate in the state is approximately 8.7% which is about 50% higher than the US average of 5.87%. However, the vacancy rate has declined approximately 10%.

As mentioned earlier, the average Hoosier household income is $66,360, with year-on-year job growth steadily increasing at 1.8%. On the other hand, the average cost of rent is $1,395 per month. A person renting in Indiana would spend one-fifth of their paycheck on rent on average.

The population of Indiana is estimated to grow by almost a million people by 2050. With more people flocking toward new opportunities, they’ll also need a place to live if they can’t afford a house or short-term housing while they look for their dream home.

Benefits for Real Estate Investors: Trends for real estate investors in Indiana favor growth for a blooming state. The low prices of homes and low tax rates allow homeowners to pay off their mortgages faster or reinvest in upgrading the property.

High Occupancy Rates

As mentioned earlier, Indiana has a strong occupancy rate, meaning renters or their owners inhabit most properties.

Indiana has a vacancy rate of around 8.7%. A good occupancy rate shows that the state has a consistent market, meaning your potential property could be easily occupied upon investment, and you won’t have trouble keeping your units full.

Benefits for Real Estate Investors: If you purchase property in Indiana, you’re more than likely to find renters for occupying your units.

Indiana Real Estate Investing Guide

State Comparison

Indiana vs. Ohio and Colorado

Indiana, Ohio, and Colorado are all states with attractive real estate markets. If you’re deciding between Indiana and comparable states, like Colorado and Ohio, we have some stats that can help you decide. Below, you’ll find a comparison of the three states and what they offer regarding real estate investing.

State/CityIndianaOhioColorado
General
Total Popultion6,805,98511,780,0175,812,069
One Year Population Growth (%)0.4%0.22%1.27%
One Year Job Growth (%)3.50%1.80%4.10%
Median Household Income$56,303$56,602$72,331
Unemployment rate (%)2.20%3.90%3.40%
Crime Rate (combined crimes)0.02%0.02%0.03%
Tenant Occupied rate (%)31.0%34.0%34.0%
Real Estate
Median Single Family Home Value ($)$221,019$211,374$591,189
Above/below National Average (%)-51.65%-49.77%+141.10%
Growth rate YoY (%)14.62%13.53%18.20%
Median Monthly Gross Rent ($)$1,100$1,300$2,250
Above/below National Average (%)-3.79%-10.34%55.17%
Property Tax Rate (avg %)0.85%1.56%0.51%
Vacancy (avg %)8.7%4.6%3.4%
Acquisition Price-to-Rent Ratio (Median home price/ Median Monthly Gross rent)16.713.521.9
Landlord friendliness (out of 100)657067.5

Hear it from the Experts

Jayson Cain
Jayson Cain

Experienced Lender and Rental Property Investor in Indiana

Email: jayson.cain@civicfs.com
Ph: 424-209-8268
Instagram: @jaysoncain

Kerry Noble Jr
Kerry Noble Jr

Indiana Native with 10 years of experience in RE investing

Email: iiypropertysolutions@gmail.com

Kapil Singla
Kapil Singla

Acquisition Specialist and Investor

Email: kapilsingla3737@gmail.com
Ph: 929-413-9332
Facebook: https://www.facebook.com/kapil.singla.756

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Top Cities in Indiana to invest in Real Estate

Indiana Real Estate Investing Guide
Indianapolis

Indianapolis is the largest city in Indiana, and it’s also the state’s capital. Its bustling metropolitan is home to almost one million residents, making it the 15th most populous city in the USA.

Fort Wayne

Fort Wayne is the second largest city in Indiana and home to over a quarter of a million Hoosiers, making it the second most populous city in the state.

The city is in the northern region of Indiana, a mere 50 miles from the Michigan border. It is known for its abundance of careers in the health care sector.

Indiana Real Estate Investing Guide
Indiana Real Estate Investing Guide
Fishers

Fishers is the sixth most populous city in Indiana, with a population just shy of 100,000.

Despite its size, it is one of the fastest growing cities, having a population of only 7,500 in 1990. A bonus of Fishers is that it’s roughly a 30-minute drive from Indianapolis.

Mishawaka

With a population of almost 50,000, Mishawaka touts a potent, growing, financially stable, and safe environment for its residents. It also offers residents a two-hour drive from Chicago.

Indiana Real Estate Investing Guide
Indiana Real Estate Investing Guide
Lafayette

Lafayette is a quaint town in Indiana with a population of approximately 73,000. It is home to the esteemed Purdue University and is close to the Illinois state border.

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Life in Indiana

Indiana is a great sell for real estate, but what else does the state have to offer?

Below, we’ll discuss life in Indiana by covering three noteworthy topics: Quality of Life, Education, Sports, and Culture.

Quality of Life

Indiana is known for having a great quality of life, and there are many reasons for this.

One of the first reasons Indiana is loved by its residents is the low cost of living.

According to Forbes, Indiana is 2% below the national average for the cost of living, making it cheaper than many major cities in the United States.

Compared to some of the best cities in the United States for real estate investing, Indianapolis has a lower cost of living than Atlanta, Georgia (by 13%) and Dallas, Texas (by 21%).

Indiana Real Estate Investing Guide
Education


Some of the best universities in the country are located in the state of Indiana, including the University of Notre Dame, Ball State University, University-Purdue, and Ivy Tech Community College.


Sports & Culture


Two of the most popular teams in sports call Indiana home.

For the NFL, Indianapolis Colts proudly represent Indiana on the field, and as for the court, none other than the Indiana Pacers represent the state in the NBA. There are also the Men’s and Women’s NCAA Basketball Tournaments for those who enjoy college sports.

And, of course, the Indy 500 Nascar race is perhaps the biggest event in the state.

There’s something for everyone in the state, not just sports fans.

Indianapolis is home to many cultural venues, including the Indianapolis Art Center and the Indianapolis Symphony Orchestra.

Indiana Real Estate Investing Guide

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