JeffCroweCRE

Housing market/Indiana/ZIP 46404

ACS 2023 · FY2027 SAFMR

ZIP 46404 Gary, Indiana

Gary, IN HUD Metro FMR Area · Indiana. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
16,846
Households
6,200
Median HH income
$39,188
Renter share
50.7%
Median gross rent
$995
Vacancy
19.6%
Pop. change
-1.0%
2BR SAFMR
$1,300
SAFMR / rent
1.307×
2–49 unit stock
1,312
LIHTC proj / units
4 / 458
HUD assisted MF
5 / 999

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 46404 · IN — sent to you.

ZIP 46404 · IN

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ACS rent vs 2BR SAFMR

ZIP 46404 — Gary, IN HUD Section 8 Payment Standards / SAFMR →
ACS median rent$995
2BR SAFMR$1,300
90% floor$1,170
110% ceiling$1,430

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 46404

  • 1-unit detached5,64173.2%
  • 1-unit attached6698.7%
  • 2–4 units4806.2%
  • 5–49 units83210.8%
  • 50+ units220.3%
  • Mobile640.8%
TypeUnitsShare
1-unit detached5,64173.2%
1-unit attached6698.7%
2 units (duplex)2252.9%
3–4 units2553.3%
5–9 units5817.5%
10–19 units1832.4%
20–49 units680.9%
50+ units220.3%
Mobile640.8%

2–4 unit share 6.2% · 5–49 unit share 10.8% · combined 2–49 17.0%.

Units by bedrooms

Studio
37
1BR
259
2BR
2,856
3BR
3,323
4BR
1,100
5+
133

Rent burden

Rent ≥30% of income39.5%
Rent ≥50% of income24.9%
  • ACS median gross rent $995 (all bedrooms, occupied rentals).
  • Median contract rent $756.
  • Renters paying ≥30% of income 39.5%; ≥50% 24.9%.
  • FY2027 2BR SAFMR $1,300 (1.307× ACS median gross rent).

Population

16,846 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -1.0%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 4 projects, 458 units.
  • HUD project-based assisted MF: 5 properties, 999 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 0 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 46404 50.7% of occupied households are renters; vacancy is 19.6%; ACS median gross rent is $995; population changed -1.0% between the 2018 and 2023 ACS vintages; the housing stock includes 480 units in 2–4-unit structures and 832 units in 5–49-unit structures; 4 LIHTC projects totaling 458 units; FY2027 2BR SAFMR is $1,300 versus ACS median gross rent of $995. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

Indiana research

ZIP 46404 is a Census / HUD profile for Gary, IN. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 46404 — Gary, IN HUD Section 8 Payment Standards / SAFMR·Indiana ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
46301Gary, IN HUD Metro FMR Area1.6%—$2,02046302Gary, IN HUD Metro FMR Area0.0%—$1,38046303Gary, IN HUD Metro FMR Area17.6%$1,197$1,58046304Gary, IN HUD Metro FMR Area23.7%$1,169$1,50046307Gary, IN HUD Metro FMR Area13.2%$1,308$1,65046308Gary, IN HUD Metro FMR Area——$1,42046311Gary, IN HUD Metro FMR Area9.7%$1,221$1,48046312Gary, IN HUD Metro FMR Area55.9%$820$1,14046319Gary, IN HUD Metro FMR Area26.7%$1,162$1,49046320Gary, IN HUD Metro FMR Area57.2%$853$1,30046321Gary, IN HUD Metro FMR Area13.9%$1,480$1,88046322Gary, IN HUD Metro FMR Area22.8%$1,202$1,550

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Indiana research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 46404?

ZIP 46404 (Gary, IN HUD Metro FMR Area) has 16,846 residents, 6,200 households, a renter share of 50.7%, median household income of $39,188, and ACS 2023 median gross rent of $995. Vacancy is 19.6%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 46404?

ACS counts 225 units in 2-unit buildings, 255 in 3–4 unit buildings, 581 in 5–9, 183 in 10–19, and 68 in 20–49. Combined 2–49 unit stock is 1,312 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 46404?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,300. See the full schedule and 90–110% payment-standard band on the ZIP 46404 — Gary, IN HUD Section 8 Payment Standards / SAFMR.

Does this Indiana ZIP profile include Georgia listings?

No. ZIP 46404 is Census / HUD research for Gary, IN HUD Metro FMR Area. Jeff Crowe CRE does not list Indiana property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.