Real Estate Investing in Monticello, Indiana (47960)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47960 (Monticello, 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 vacancy: 35.0% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Monticello, IN (47960)?
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Market Analysis: 47960 Monticello
Not every below-median market is a bargain. Monticello's 47960 ZIP clocks in at signals that favor experienced operators who can absorb the risk $244K pricing implies.
The investment case in 47960 is healthy only for operators who understand what they are buying. A $244K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 47960 among IN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 47960 includes headwinds that any investor should price in. Income distribution skews lower than Monticello averages, and tenant stability requires active management.
The 47960 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 Monticello:
Property Strategy for 47960
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $150,527 | $770 | 3.7% | +8.9% | $150,527 |
| 2BR | $199,796 | $1,010 | 3.6% | +9.6% | $99,898 |
| 3BR | $257,732 | $1,220 | 3.4% | +9.1% | $85,911 |
| 4BR | $341,416 | $1,410 | 3.0% | +8.2% | $85,354 |
| 5BR | $407,445 | — | — | +7.9% | $81,489 |
Market Trends
Home Value History (with trend line)
📊 How Does 47960 Compare?
| Metric | 47960 | Monticello | Lafayette-West Lafayette, IN | Indiana |
|---|---|---|---|---|
| Home Value | $244,019 | $244,019 | N/A | $248,442 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 7.7% |
| Avg Rent | $909 | $909 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 47960 (Monticello, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $244,019 |
| Monthly Rent | $909 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (2.9%). 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 47960
Population: 15,313
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 47960
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 high is vacancy risk in Monticello, IN?
Monticello, IN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What do rentals go for in Monticello, IN?
Expect rents around $909/mo per month in Monticello, IN. With home values at $244K, the yield math works out to reasonable levels for rental investors.
Is Monticello, IN a friendly market for rental owners?
Landlord-friendliness in Monticello, IN is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How deep is the rental pool in Monticello, IN?
Monticello, IN offers a steady renter base at the $909/mo rent level. Tenant turnover is reasonable for well-managed properties.
What type of investing works in Monticello, IN?
Monticello, IN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($244K prices, $909/mo rents) make it a reasonable choice.
You know 47960 now. You don’t know where it ranks.
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How 47960 ranks in Lafayette-West Lafayette, IN
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