Real Estate Investing in North Webster, Indiana (46555)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46555 (North Webster, IN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 36.6% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in North Webster, IN (46555)?
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Market Analysis: 46555 North Webster
From a cash-flow lens, ZIP 46555 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $284K median. It rewards specialists, not generalists.
The investment case in 46555 is impressive only for operators who understand what they are buying. A $284K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 46555 among IN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A resilient renter share of 19% in 46555 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
seems to 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 North Webster:
Property Strategy for 46555
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $188,063 | $900 | 3.4% | +6.6% | $188,063 |
| 2BR | $208,477 | $1,170 | 4.0% | +7.3% | $104,239 |
| 3BR | $267,821 | $1,420 | 3.8% | +7.2% | $89,274 |
| 4BR | $368,333 | $1,600 | 3.1% | +7.6% | $92,083 |
Market Trends
Home Value History (with trend line)
📊 How Does 46555 Compare?
| Metric | 46555 | North Webster | Warsaw, IN | Indiana |
|---|---|---|---|---|
| Home Value | $283,657 | $283,657 | N/A | $248,442 |
| 5-Year CAGR | 6.3% | 6.3% | N/A | 7.7% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 46555 (North Webster, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $283,657 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 22.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (2.9%). 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 46555
Population: 2,398
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 46555
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 price range are homes in North Webster, IN?
Median home price in North Webster, IN is near $284K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
What kind of tenants rent in North Webster, IN?
Tenant quality in North Webster, IN ranks as solid. Landlords generally report steady occupancy at market rents of $1,053/mo.
How quickly do rentals get leased in North Webster, IN?
Vacancy risk in North Webster, IN is elevated. That supports reliable cash flow for typical rental holds.
Are landlord laws favorable in North Webster, IN?
North Webster, IN operates under IN law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
How do experienced investors play North Webster, IN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in North Webster, IN. The numbers - $284K homes against $1,053/mo rents - support that play.
You know 46555 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46555 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 46555 ranks in Warsaw, IN
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