Real Estate Investing in Mulberry, Indiana (46058)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46058 (Mulberry, 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 Mulberry, IN (46058)?
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Market Analysis: 46058 Mulberry
Investors eyeing 46058 need to respect the fundamentals at play. Home values of $266K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 46058 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Put differently, 46058 offers a low basis, the region around Mulberry has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 46058 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 46058 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Mulberry:
Property Strategy for 46058
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $177,968 | $1,130 | 4.6% | +7.3% | $88,984 |
| 3BR | $240,753 | $1,490 | 4.5% | +8.8% | $80,251 |
| 4BR | $282,872 | $1,580 | 4.0% | +8.1% | $70,718 |
Market Trends
Home Value History (with trend line)
📊 How Does 46058 Compare?
| Metric | 46058 | Mulberry | Frankfort, IN | Indiana |
|---|---|---|---|---|
| Home Value | $266,155 | $266,155 | N/A | $248,442 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 7.7% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46058 (Mulberry, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $266,155 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +10.5% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (3.0%). 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 46058
Population: 2,127
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
Investor Insight: With 2,592 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Mulberry, IN?
Homes in Mulberry, IN typically sell near $266K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
How should investors approach Mulberry, IN?
Most investors in Mulberry, 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.
What is the renter demographic in Mulberry, IN?
Mulberry, IN offers a even-keeled renter base at the $1,017/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Mulberry, IN landlord-friendly?
IN law landlord-friendly for landlords, and Mulberry inherits those rules. Investors should still review local ordinances for rental licensing.
How much is rent in Mulberry, IN?
Rents in Mulberry, IN run near $1,017/mo. Compared with median home prices of $266K that produces solid gross yields for typical rentals.
You know 46058 now. You don’t know where it ranks.
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How 46058 ranks in Frankfort, IN
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