Real Estate Investing in Portage, Indiana (46368)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46368 (Portage, IN)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Portage, IN (46368)?
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Market Analysis: 46368 Portage
ZIP 46368 inside Porter County looks affordable on the surface — median value of $274K — but the discount exists for reasons that a careful buyer should understand before committing.
Put differently, the numbers look inviting — $274K purchase price, 0.0% nominal cap — the work to hit that pro forma in 46368 is substantial and deserves full respect.
Statewide comparisons place 46368 among IN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A significant renter share of 27% in 46368 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Portage:
Property Strategy for 46368
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $202,388 | $1,330 | 4.7% | +7.5% | $101,194 |
| 3BR | $256,240 | $1,630 | 4.6% | +7.1% | $85,413 |
| 4BR | $338,186 | $1,760 | 3.7% | +6.1% | $84,546 |
| 5BR | $349,121 | — | — | +6.1% | $69,824 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46368 Compare?
| Metric | 46368 | Portage | Indiana |
|---|---|---|---|
| Home Value | $274,439 | $274,439 | $248,442 |
| 5-Year CAGR | 4.9% | 4.9% | 7.7% |
| Avg Rent | $1,505 | $1,505 | - |
| Cap Rate | 4.3% | 4.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46368 (Portage, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $274,439 |
| Monthly Rent | $1,505 |
| Price-to-Rent | 15.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). 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 46368
Population: 40,237
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 46368
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
What is it like being a landlord in Portage, IN?
Portage, IN operates under IN law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
How does Portage, IN rate as a rental market?
Yes - Portage, IN a 3.0/5 investability score. With $274K home prices against $1,505/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the median home value in Portage, IN?
The median home value in Portage, IN is roughly $274K. That puts it reasonable relative to the IN statewide average.
How much is rent in Portage, IN?
Investors in Portage, IN typically see rents near $1,505/mo per month against $274K home values - a solid setup for rental cash flow.
Is the tenant base reliable in Portage, IN?
Portage, IN draws a predictable base of working renters. Demand at the $1,505/mo rent level is reasonable for standard single-family and small multi rentals.
You know 46368 now. You don’t know where it ranks.
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How 46368 ranks in Chicago-Naperville-Elgin, IL-IN-WI
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