Indianapolis-Carmel-Anderson, IN · Indiana
Tipton County
ZIP 46049
15,329 residents32 permits TTM$78,309 median HHI6 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$166,000
ACS 5-Year
Cap rate proxy
10.6%
FMR × 0.65 ÷ Home Value
Rent-to-income
13.1%
HUD FMR ÷ ACS HHI
Net migration
+2.07%
IRS SOI
Permits (TTM)
32
Census BPS
Climate risk
8.9
FEMA NRI (0–100)
ZIP 46049
Median home value
$166,000
Gross yield
9.9%
Cap rate
6.2%
Rent gap
37.7%
Affordability
P/I: 2.7R/I: —
Section 8 detail
SAFMR: $1,370Rent: $854Gap: 60.4%
ZIP code breakdown6 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 46045 | — | — | — | 6.2% | — |
| 46047 | — | — | — | 6.2% | — |
| 46049 | $166,000county est. | $1,370 | 9.9% | 6.2% | 37.7% |
| 46068 | — | — | — | 4.0% | — |
| 46072 | $233,290 | $1,370 | 7.0% | 4.4% | 37.7% |
Ranked by composite score
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Demographics
Owner-occupied
81.8%
Census ACS
Vacancy rate
8.4%
Census ACS
Bachelor's degree +
24.9%
Census ACS
Rent burdened
25.3%
Census ACS (>30% income)
Median age
44.5
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026