Side-by-side comparison of Marion, IN and Muncie, IN — cap rates, rent, prices, and investment metrics.
Cash flow: Muncie has the edge with an estimated cap rate of 5.10% compared to Marion's 5.09%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $145,000 in Marion vs $165,000 in Muncie, while rents come in at $860/mo and $980/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Marion is growing faster at 0.9% annually vs Muncie's 0.9%. Marion leads on home value appreciation at 2.6% per year.
Costs & risk: Property taxes are 0.84% in Marion vs 0.84% in Muncie. Vacancy rates of 5.5% and 5.5% are both healthy, suggesting strong tenant demand in both markets.
Entry point: Marion offers a lower entry at $145K vs Muncie's $165K — a difference of $20K. With a 20% down payment, that's $29K vs $33K. Muncie's higher price may be justified by better market fundamentals.
Bottom line: Muncie edges out Marion on most key metrics. With a 5.10% cap rate, it offers solid cash flow potential. Use our free calculators to model specific deals in Marion or Muncie.