Real Estate Investing in Rushville, Indiana (46173)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46173 (Rushville, 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.
- Elevated vacancy: 10.1% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Rushville, IN (46173)?
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Market Analysis: 46173 Rushville
The 46173 ZIP covers a section of Rushville that demands careful diligence. Prices near $209K look accessible, but the work to make a deal cash flow is real.
Rent of $873/mo on a $209K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 46173 sits below the stated 0.0% once reality is priced in.
In the broader IN picture, 46173 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 46173 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 46173 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Rushville:
Property Strategy for 46173
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $136,936 | $970 | 5.1% | +10.3% | $68,468 |
| 3BR | $213,750 | $1,260 | 4.2% | +9.5% | $71,250 |
| 4BR | $245,977 | $1,280 | 3.7% | +9.7% | $61,494 |
| 5BR | $258,368 | — | — | +7.8% | $51,674 |
Market Trends
Home Value History (with trend line)
📊 How Does 46173 Compare?
| Metric | 46173 | Rushville | Indiana |
|---|---|---|---|
| Home Value | $208,768 | $208,768 | $248,442 |
| 5-Year CAGR | 8.0% | 8.0% | 7.7% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 3.3% | 3.3% | - |
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 46173 (Rushville, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $208,768 |
| Monthly Rent | $873 |
| Price-to-Rent | 19.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +8.0% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (3.3%). 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 46173
Population: 10,544
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 46173
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.
Frequently Asked Questions
What approach is best for Rushville, IN real estate?
Most investors in Rushville, 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.
How strong are rents in Rushville, IN?
Rents in Rushville, IN run near $873/mo. Compared with median home prices of $209K that produces solid gross yields for typical rentals.
Is IN a landlord-friendly state?
For rental operators, Rushville, IN rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Does house hacking make sense in Rushville, IN?
House hacking in Rushville, IN is a challenging. With home values around $209K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
Is real estate in Rushville, IN a good investment right now?
Rushville, IN sits at an investability rating of 3.0/5, with median home values near $209K and average rents around $873/mo. That combination puts it in the substantial tier for investor interest.
You know 46173 now. You don’t know where it ranks.
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