Real Estate Investing in Ashley, Indiana (46705)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46705 (Ashley, 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.
- Elevated vacancy: 9.7% 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 Ashley, IN (46705)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46705 Ashley
The 46705 ZIP covers a section of Ashley that demands careful diligence. Prices near $202K look accessible, but the work to make a deal cash flow is real.
The 46705 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Ashley have seen price recovery that 46705 has not matched. De Kalb County data supports the view that the spread is structural rather than temporary.
Demographically, 46705 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.
Strategically, 46705 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 Ashley:
Property Strategy for 46705
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $139,490 | $960 | 5.0% | — | $69,745 |
| 3BR | $191,626 | $1,200 | 4.5% | +7.5% | $63,875 |
| 4BR | $242,873 | $1,270 | 3.8% | — | $60,718 |
Market Trends
Home Value History (with trend line)
📊 How Does 46705 Compare?
| Metric | 46705 | Ashley | Auburn, IN | Indiana |
|---|---|---|---|---|
| Home Value | $201,671 | $201,671 | N/A | $248,442 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 7.7% |
| Avg Rent | $864 | $864 | N/A | - |
| 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 46705 (Ashley, IN). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 46705 (Ashley, IN)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $201,671 |
| Monthly Rent | $864 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 46705
Population: 1,988
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 46705
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
How tight is the rental market in Ashley, IN?
Ashley, IN carries elevated vacancy risk. Expect stable absorption at market rents of $864/mo.
What investment strategy works best in Ashley, IN?
Most investors in Ashley, 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 Ashley, IN?
The typical rental in Ashley, IN commands about $864/mo monthly. That rent profile consistent cash flow against the $202K purchase basis.
Does house hacking make sense in Ashley, IN?
House hacking in Ashley, IN is reasonable to execute. Prices around $202K and rents of $864/mo solid owner-occupant economics.
Is Ashley in IN worth investing in?
Investors tracking Ashley, IN will find a 3.0/5 rating supported by $202K median home values and $864/mo rents. That profile suits long-term holders targeting reliable returns.
You know 46705 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46705 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 46705 ranks in Auburn, IN
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 46705 (Ashley)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 46705 (Ashley, IN).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.