Real Estate Investing in Morgantown, Indiana (46160)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46160 (Morgantown, IN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.4% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 29.2 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Morgantown, IN (46160)?
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Market Analysis: 46160 Morgantown
This part of Morgan County is not an easy win. The 46160 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 46160 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 46160's metrics run below Morgan County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 46160 ZIP's population of 6,416 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Distressed ZIPs reward experience. resilient returns are possible in 46160, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Morgantown:
Property Strategy for 46160
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $235,230 | $950 | 2.9% | +9.6% | $235,230 |
| 2BR | $274,503 | $1,110 | 2.9% | +9.6% | $137,251 |
| 3BR | $354,517 | $1,440 | 2.9% | +9.5% | $118,172 |
| 4BR | $472,625 | $1,760 | 2.7% | +8.9% | $118,156 |
Market Trends
Home Value History (with trend line)
📊 How Does 46160 Compare?
| Metric | 46160 | Morgantown | Indianapolis-Carmel-Anderson, IN | Indiana |
|---|---|---|---|---|
| Home Value | $349,739 | $349,739 | N/A | $248,442 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 7.7% |
| Avg Rent | $999 | $999 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 46160 (Morgantown, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $349,739 |
| Monthly Rent | $999 |
| Price-to-Rent | 29.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 (2.2%). 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 46160
Population: 6,416
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
🎓 Schools in 46160
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Morgantown, IN a smart market for rental property?
Morgantown, IN reports an investability rating of 3.0/5, with median home values near $350K and average rents around $999/mo. That combination puts it in the impressive tier for investor interest.
How strong are rents in Morgantown, IN?
Rent in Morgantown, IN is around $999/mo. The resulting rent-to-value relationship with $350K pricing is reasonable for most investor models.
What is the typical renter like in Morgantown, IN?
Tenant demand in Morgantown, IN is solid. The local workforce $999/mo rents across most rental classes.
Is Morgantown, IN good for house hacking?
Morgantown, IN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $999/mo rent level.
What investment strategy works best in Morgantown, IN?
Investors usually favor careful cash-flow rentals with hands-on management in Morgantown, IN. With home values at $350K and rents near $999/mo, other strategies can work but produce stable rather than outsized returns.
You know 46160 now. You don’t know where it ranks.
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How 46160 ranks in Indianapolis-Carmel-Anderson, IN
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