Real Estate Investing in Churubusco, Indiana (46723)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46723 (Churubusco, 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.
- High price-to-rent: Price-to-rent ratio 25.9 — 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 Churubusco, IN (46723)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46723 Churubusco
The 46723 ZIP in Churubusco, IN is a local-operator market. Outside capital chasing a $305K entry has to pair deep knowledge with the discount.
Rent of $981/mo on a $305K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 46723 sits below the stated 0.0% once reality is priced in.
Regionally, 46723 sits on the difficult end of the IN spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 46723 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.
Experienced landlords with local relationships tend to find 46723 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Churubusco:
Property Strategy for 46723
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $193,182 | $1,090 | 4.1% | +8.2% | $96,591 |
| 3BR | $288,368 | $1,360 | 3.4% | +8.7% | $96,123 |
| 4BR | $396,718 | $1,530 | 2.8% | +8.5% | $99,180 |
Market Trends
Home Value History (with trend line)
📊 How Does 46723 Compare?
| Metric | 46723 | Churubusco | Fort Wayne, IN | Indiana |
|---|---|---|---|---|
| Home Value | $305,280 | $305,280 | N/A | $248,442 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 7.7% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 46723 (Churubusco, IN). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 46723 (Churubusco, IN)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $305,280 |
| Monthly Rent | $981 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (2.5%). 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 46723
Population: 7,575
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 46723
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
Investor Insight: With 1,109 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of vacancy should I budget for in Churubusco, IN?
Expect elevated vacancy in Churubusco, IN. Rents at $981/mo are absorbed by the tenant base without meaningful lag.
What type of investing works in Churubusco, IN?
Most investors in Churubusco, 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 expensive is real estate in Churubusco, IN?
Homes in Churubusco, IN typically sell near $305K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
Is Churubusco, IN landlord-friendly?
The landlord environment in Churubusco, IN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is Churubusco in IN worth investing in?
Churubusco, IN scores 3.0/5 for investability. Home values sit at $305K and rents near $981/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 46723 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46723 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 46723 ranks in Fort Wayne, IN
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 46723 (Churubusco)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 46723 (Churubusco, IN).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.