At a current Zillow ZHVI of $283,557 and ZORI of $1,029 per month, Goshen’s gross yield is 4.36% before every operating cost. The yield excludes taxes, insurance, repairs, management, vacancy, and financing; it is not a net yield. The ZHVI is 4.79x city median household income, an affordability screen rather than a payment or cash-flow result.
The city has 13,693 housing units; renters occupy 38.49% of occupied units and the citywide vacancy rate is 11.25%. Single-family homes make up 65.38% of stock and large-multifamily units 6.27%. ACS reports a $184,900 owner-reported median home value and $1,093 median gross rent for surveyed occupied housing; gross rent includes contract rent plus selected utilities. These ACS survey measures differ in definition and period from Zillow’s current typical value and observed market-rent series; do not blend them. They also do not measure the same housing universe.
Among renters, 49.47% pay at least 30% of income toward rent. ACS identifies 470 vacancies for rent (30.50% of vacancies), 318 seasonal vacancies, and 49 for sale. This citywide housing-stock context does not establish current rentable inventory or leasing speed. Population changed 0.91% across overlapping ACS vintages; it should not be annualized and may reflect boundary changes. Median household income was $59,184, poverty was 17.10%, and unemployment was 4.03%; these describe demand constraints, not tenant-level performance.
At the county scope, Elkhart County’s property-tax rate was 0.816%, a useful cost input that still requires parcel-specific verification. At the metro scope, the broader Elkhart, IN metro had 1.9 months of supply, and 28.48% of listings had price drops; these conditions frame—not measure—Goshen transactions. At the national scope, the national 30-year mortgage rate was 6.69%, a financing benchmark rather than a city borrowing quote.
Key limitations are that citywide Zillow indicators cannot value a specific building or prove achieved rent, while ACS survey shares do not reveal investable listings. Before underwriting an address, check current comparable leases and concessions, unit count and legal use, condition and capital needs, utility responsibility, insurance and flood exposure, the assessed-value/tax bill and exemptions, title, zoning, and any HOA or lease restrictions. Test tenant qualifications and lease-up assumptions against property-level evidence, current documents, and inspections where available.