Real Estate Investing in Cross Plains, Indiana (47017)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47017 (Cross Plains, IN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.3% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 27.8 — hard to cash-flow at these prices.
• 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 Cross Plains, IN (47017)?
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Market Analysis: 47017 Cross Plains
Meanwhile, ZIP 47017 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $306K median. It rewards specialists, not generalists.
Rent of $918/mo on a $306K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 47017 sits below the stated 0.0% once reality is priced in.
In the broader IN picture, 47017 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 47017 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 47017 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 Cross Plains:
Market Trends
Home Value History (with trend line)
📊 How Does 47017 Compare?
| Metric | 47017 | Cross Plains | Indiana |
|---|---|---|---|
| Home Value | $306,288 | $306,288 | $248,442 |
| 5-Year CAGR | 6.4% | 6.4% | 7.7% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 2.3% | 2.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 47017 (Cross Plains, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $306,288 |
| Monthly Rent | $918 |
| Price-to-Rent | 27.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (2.3%). 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 47017
Population: 415
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
What is the typical rental rate in Cross Plains, IN?
Expect rents around $918/mo per month in Cross Plains, IN. With home values at $306K, the yield math works out to reasonable levels for rental investors.
How tight is the rental market in Cross Plains, IN?
Cross Plains, IN sees elevated vacancy, which is reasonable relative to the broader IN rental market.
Is real estate in Cross Plains, IN a good investment right now?
Investors tracking Cross Plains, IN will find a 3.0/5 rating supported by $306K median home values and $918/mo rents. That profile suits long-term holders targeting steady returns.
Is housing expensive in Cross Plains, IN?
Typical homes in Cross Plains, IN go for around $306K. The 5-year CAGR of 0.0% predictable price movement.
What strategy should investors use in Cross Plains, IN?
In Cross Plains, IN the significant play is typically careful cash-flow rentals with hands-on management. The combination of $306K prices and $918/mo rents suits that approach.
You know 47017 now. You don’t know where it ranks.
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