Spencer, IN — Rental Investment Analysis
🔴WEAK— appreciation play onlyCap Rate
3.8%
Below average
Monthly Cash Flow
-$532
After all expenses
Price-to-Rent
14.8
Investor-friendly
DSCR
0.60
Fails
📊 Key Metrics
- Median Home Price
- $251,730
- Average Rent (3BR)
- $1,420/mo
- Price-to-Rent Ratio
- 14.8(good)
- 1% Rule
- 0.56%(fails — need 1%+)
- Cash-on-Cash Return
- -11.0%
- Vacancy Rate
- 8.0%
📈 Market Strength
- Unemployment Rate
- 3.2%(-1.1% vs national)
- Rent Growth (YoY)
- +2.9%(national avg)
- Population Growth
- +0.4% YoY
Assumptions Used
20% down, 7.000000000000001% rate, 30yr, 8% vacancy, 10% maintenance
Customize these numbers →Property Tax Rate
0.81%
of assessed value (IN avg)
Median Income
$61,944
household (IN avg)
Rent-to-Income
27.5%
Affordable
Section 8 Max Rent
$1,420/mo
3BR voucher payment
🏛️ IN Investor Climate
Landlord Friendly
8/10
State Income Tax
Has state tax
Property Tax
0.81% effective
Population Trend
+0.4% (3yr)