Real Estate Investing in Battle Ground, Indiana (47920)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47920 (Battle Ground, IN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 28.1 — 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 Battle Ground, IN (47920)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 47920 Battle Ground
Not every below-median market is a bargain. Battle Ground's 47920 ZIP stands at signals that favor experienced operators who can absorb the risk $343K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 47920 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Meanwhile, 47920 offers a low basis, the region around Battle Ground has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 47920 includes headwinds that any investor should price in. Income distribution skews lower than Battle Ground averages, and tenant stability requires active management.
The 47920 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 Battle Ground:
Property Strategy for 47920
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $331,680 | $1,370 | 3.0% | +9.3% | $110,560 |
| 4BR | $469,276 | $1,660 | 2.5% | +7.6% | $117,319 |
Market Trends
Home Value History (with trend line)
📊 How Does 47920 Compare?
| Metric | 47920 | Battle Ground | Lafayette-West Lafayette, IN | Indiana |
|---|---|---|---|---|
| Home Value | $343,146 | $343,146 | N/A | $248,442 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 7.7% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
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 47920 (Battle Ground, IN). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 47920 (Battle Ground, IN)?
~25 seconds · no account needed · your report is anonymous
Property managers serving Tippecanoe County
Manage rentals here? List your business →B.W. Parks offers rental properties in Lafayette, Indiana. summary from their website
June Palms Property Management provides property management services in Lafayette, Indiana. summary from their website
Sorola Properties is a property management company located in Lafayette, IN. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $343,146 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 28.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (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 47920
Population: 2,478
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 47920
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 47,013 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Battle Ground, IN?
Battle Ground, IN median home values land near $343K. That is reasonable territory for investors looking at $1,017/mo-per-month rentals.
What is the average monthly rent in Battle Ground, IN?
Expect rents around $1,017/mo per month in Battle Ground, IN. With home values at $343K, the yield math works out to reasonable levels for rental investors.
How deep is the rental pool in Battle Ground, IN?
The tenant pool in Battle Ground, IN is solid, supported by local employment and population fundamentals. Rents of $1,017/mo are well-absorbed by the market.
Is Battle Ground, IN landlord-friendly?
IN ranks as a landlord-friendly state for landlord-tenant law. Battle Ground generally follows the statewide framework, so landlords face reasonable operating rules.
What is the rental occupancy rate in Battle Ground, IN?
Battle Ground, IN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 47920 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 47920 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 47920 ranks in Lafayette-West Lafayette, IN
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 47920 (Battle Ground)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 47920 (Battle Ground, IN).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.