dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already −12.8% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +48.9% YoY, is the number to watch.
The median listing price is down 12.8% YoY while the median home got down 12.4% bigger, so value per square foot is down 1.7%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $355K purchase rents for $1,424/mo: 0.40% of price per month against the 1% rule's 1.00%.
Not shown: 4 BR (rent only, no matching sale price), 5 BR (sale only, no matching rent).
Sales here take about 198 days longer to go under contract than rentals (median across 2 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented), Townhouse (rented here, not sold).
U.S. Census ACS characteristics for ZIP 46204 itself, not its parent county.
Renters hold 85.9% of this ZIP's 6,499 occupied households, on a median household income of $86K.
| Measure | ZIP 46204 | Marion County | Difference |
|---|---|---|---|
| Median Household Income | $86K | $66K | +$20K |
| Below Poverty Level | 19.3% | 15.3% | +4.0% |
| Median Age | 30.80 | 34.40 | -3.60 |
| Total Population | 11,400 | 975,809 | -- |
| Avg Household Size | 1.44 | 2.40 | -0.96 |
| Owner-Occupied | 14.1% | 56.5% | -42.4% |
| Worked From Home | 22.5% | 13.9% | +8.6% |
| Mean Commute | 19.40 | 24.50 | -5.10 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is up 0.4% to 975,809: residents under 18 are up 0.1% and those 65 and over are up 2.7%.
County median household income is $66K, 15.3% of residents are below the poverty level, 13.9% work from home.