Real Estate Investing in Cutler, Indiana (46920)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46920 (Cutler, 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.
- High price-to-rent: Price-to-rent ratio 27.2 — 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 Cutler, IN (46920)?
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Market Analysis: 46920 Cutler
Meanwhile, ZIP 46920 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $305K median. It rewards specialists, not generalists.
For an experienced owner, 46920 can be a an appealing option for hunting ground — but the discount at $305K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 46920 among IN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 46920 ZIP's population of 1,397 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Experienced landlords with local relationships tend to find 46920 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 Cutler:
Property Strategy for 46920
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $281,941 | $1,350 | 3.4% | +8.5% | $93,980 |
| 4BR | $363,813 | $1,390 | 2.8% | +8.8% | $90,953 |
Market Trends
Home Value History (with trend line)
📊 How Does 46920 Compare?
| Metric | 46920 | Cutler | Lafayette-West Lafayette, IN | Indiana |
|---|---|---|---|---|
| Home Value | $305,089 | $305,089 | N/A | $248,442 |
| 5-Year CAGR | 8.3% | 8.3% | N/A | 7.7% |
| Avg Rent | $936 | $936 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
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 46920 (Cutler, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $305,089 |
| Monthly Rent | $936 |
| Price-to-Rent | 27.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +11.2% ▲ |
| 3-Year CAGR | +8.6% ▲ |
| 5-Year CAGR | +8.3% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (2.4%). 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 46920
Population: 1,397
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
Frequently Asked Questions
Does Cutler, IN make sense for an investment property?
With a 3.0/5 investability score, Cutler, IN ranks as a solid market for rental property investors. Median prices of $305K and rents of $936/mo drive the underlying numbers.
How strong are rents in Cutler, IN?
The typical rental in Cutler, IN commands about $936/mo monthly. That rent profile consistent cash flow against the $305K purchase basis.
Which real estate strategy fits Cutler, IN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Cutler, IN. The numbers - $305K homes against $936/mo rents - support that play.
What are vacancy rates like in Cutler, IN?
Cutler, IN sees elevated vacancy, which is reasonable relative to the broader IN rental market.
Is Cutler, IN suited for a house hack?
The a challenging house-hack environment in Cutler, IN reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 46920 now. You don’t know where it ranks.
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How 46920 ranks in Lafayette-West Lafayette, IN
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