Real Estate Investing in Peru, Indiana (46970)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46970 (Peru, 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 vacancy: 13.2% of homes vacant — above national norms.
What’s happening in Peru, IN (46970)?
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Market Analysis: 46970 Peru
From an investor standpoint, ZIP 46970 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $155K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 46970 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Peru have seen price recovery that 46970 has not matched. Miami County data supports the view that the spread is structural rather than temporary.
The demographic picture in 46970 includes headwinds that any investor should price in. Income distribution skews lower than Peru averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 46970 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 Peru:
Property Strategy for 46970
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $80,635 | $800 | 7.1% | +7.1% | $80,635 |
| 2BR | $103,107 | $990 | 6.9% | +10.4% | $51,554 |
| 3BR | $150,226 | $1,190 | 5.7% | +9.2% | $50,075 |
| 4BR | $188,631 | $1,410 | 5.4% | +8.6% | $47,158 |
| 5BR | $236,193 | — | — | +8.7% | $47,239 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 46970 Compare?
| Metric | 46970 | Peru | Peru, IN | Indiana |
|---|---|---|---|---|
| Home Value | $154,903 | $154,903 | N/A | $248,442 |
| 5-Year CAGR | 7.1% | 7.1% | N/A | 7.7% |
| Avg Rent | $825 | $825 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
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 46970 (Peru, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $154,903 |
| Monthly Rent | $825 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +10.9% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (4.2%). 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 46970
Population: 23,129
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 46970
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.
Frequently Asked Questions
How does Peru, IN stack up for property investment?
Peru, IN rates 3.0/5 for investability. With median values at $155K and rents near $825/mo, the market offers reasonable fundamentals for rental investors.
How high is vacancy risk in Peru, IN?
Occupancy in Peru, IN runs reliable with elevated vacancy. Well-priced units at $825/mo lease on reasonable timelines.
Which real estate strategy fits Peru, IN?
In Peru, IN the significant play is typically careful cash-flow rentals with hands-on management. The combination of $155K prices and $825/mo rents suits that approach.
Is Peru, IN good for landlords?
The landlord environment in Peru, IN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the renter demographic in Peru, IN?
The tenant pool in Peru, IN is solid, supported by local employment and population fundamentals. Rents of $825/mo are well-absorbed by the market.
You know 46970 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46970 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 46970 ranks in Peru, IN
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