Real Estate Investing in Urbana, Indiana (46990)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46990 (Urbana, 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.
- Higher unemployment: 7.7% unemployment — tenant risk signal.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Urbana, IN (46990)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46990 Urbana
Looking more closely, ZIP 46990 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $257K median. It rewards specialists, not generalists.
Looking more closely, the numbers look inviting — $257K purchase price, 0.0% nominal cap — the work to hit that pro forma in 46990 is substantial and deserves full respect.
Nearby ZIPs in Urbana have seen price recovery that 46990 has not matched. Wabash County data supports the view that the spread is structural rather than temporary.
The demographic picture in 46990 includes headwinds that any investor should price in. Income distribution skews lower than Urbana averages, and tenant stability requires active management.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Urbana:
Market Trends
Home Value History (with trend line)
📊 How Does 46990 Compare?
| Metric | 46990 | Urbana | Wabash, IN | Indiana |
|---|---|---|---|---|
| Home Value | $256,724 | $256,724 | N/A | $248,442 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 7.7% |
| Avg Rent | $900 | $900 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 46990 (Urbana, IN). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 46990 (Urbana, IN)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $256,724 |
| Monthly Rent | $900 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (2.7%). 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 46990
Population: 437
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 Urbana, IN a good market for buy-and-hold investors?
Our data puts Urbana, IN at 3.0/5 for investability. Home prices of $257K and rents around $900/mo create a solid backdrop for investor activity.
Which investment style suits Urbana, IN?
A careful cash-flow rentals with hands-on management strategy Urbana, IN best. The market produces even-keeled results for that approach at the $257K price point.
Is Urbana, IN good for landlords?
Urbana, IN falls under IN landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How strong is the working-renter base in Urbana, IN?
Tenant demand in Urbana, IN is solid. The local workforce $900/mo rents across most rental classes.
Are rents high in Urbana, IN?
Urbana, IN rentals go for roughly $900/mo a month. That puts gross yield in solid territory relative to $257K acquisition costs.
You know 46990 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46990 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 46990 ranks in Wabash, IN
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 46990 (Urbana)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 46990 (Urbana, IN).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.