Real Estate Investing in Amboy, Indiana (46911)
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Should you buy in 46911 (Amboy, IN)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Amboy, IN (46911)?
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Market Analysis: 46911 Amboy
The 46911 ZIP in Amboy, IN is a local-operator market. Outside capital chasing a $205K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 46911 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Meanwhile, 46911 offers a low basis, the region around Amboy has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 46911 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.
The 46911 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Amboy:
Property Strategy for 46911
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $150,479 | $980 | 4.7% | — | $75,240 |
| 3BR | $194,527 | $1,200 | 4.4% | +8.4% | $64,842 |
| 4BR | $216,323 | $1,370 | 4.6% | +7.9% | $54,081 |
Market Trends
Home Value History (with trend line)
📊 How Does 46911 Compare?
| Metric | 46911 | Amboy | Peru, IN | Indiana |
|---|---|---|---|---|
| Home Value | $204,884 | $204,884 | N/A | $248,442 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 7.7% |
| Avg Rent | $882 | $882 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 46911 (Amboy, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $204,884 |
| Monthly Rent | $882 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +12.0% ▲ |
| 3-Year CAGR | +7.8% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 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 (3.4%). 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 46911
Population: 1,742
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Amboy, IN better for rentals, flips, or BRRRR?
Amboy, IN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($205K prices, $882/mo rents) make it a reasonable choice.
Can I live-in-and-rent in Amboy, IN?
The house hack math a challenging in Amboy, IN. Owner-occupant buyers benefit from the $882/mo rents and $205K home values.
How landlord-friendly is Amboy, IN?
The landlord environment in Amboy, IN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How does Amboy, IN stack up for property investment?
Amboy, IN reflects an investability rating of 3.0/5, with median home values near $205K and average rents around $882/mo. That combination puts it in the resilient tier for investor interest.
Is the tenant base reliable in Amboy, IN?
The renter base in Amboy, IN is reasonable for the $882/mo price point. Screening well and pricing to market typically yields stable tenants.
You know 46911 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46911 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 46911 ranks in Peru, IN
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