Real Estate Investing in Lake Village, Indiana (46349)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46349 (Lake Village, 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: 13.5% of homes vacant — above national norms.
- Elevated poverty: 20.9% poverty rate — can affect rent collection.
- Higher unemployment: 7.2% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 25.0 — 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 Lake Village, IN (46349)?
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Market Analysis: 46349 Lake Village
In practical terms, ZIP 46349 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $319K median. It rewards specialists, not generalists.
Rent of $1,062/mo on a $319K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 46349 sits below the stated 0.0% once reality is priced in.
Regionally, 46349 sits on the difficult end of the IN spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 46349 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 46349 is an operator game, not a passive one. Stepping back, entry prices of $319K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Lake Village:
Property Strategy for 46349
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $221,675 | $1,180 | 3.8% | +9.9% | $110,837 |
| 3BR | $321,149 | $1,440 | 3.2% | +8.4% | $107,050 |
| 4BR | $414,514 | $1,560 | 2.7% | +8.7% | $103,628 |
Market Trends
Home Value History (with trend line)
📊 How Does 46349 Compare?
| Metric | 46349 | Lake Village | Indiana |
|---|---|---|---|
| Home Value | $318,633 | $197,634 | $248,442 |
| 5-Year CAGR | 5.4% | 1.9% | 7.7% |
| Avg Rent | $1,062 | $1,080 | - |
| Cap Rate | 2.6% | 6.9% | - |
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 46349 (Lake Village, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $318,633 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (2.6%). 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 46349
Population: 3,060
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 46349
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
Is vacancy a concern in Lake Village, IN?
Occupancy in Lake Village, IN runs steady with elevated vacancy. Well-priced units at $1,062/mo lease on reasonable timelines.
How much do tenants pay in Lake Village, IN?
The typical rental in Lake Village, IN commands about $1,062/mo monthly. That rent profile measured cash flow against the $319K purchase basis.
Is Lake Village, IN better for rentals, flips, or BRRRR?
The best-fit strategy in Lake Village, IN is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Lake Village, IN suited for a house hack?
House hacking works a challenging in Lake Village, IN. Rents of $1,062/mo against $319K acquisition make the strategy solid for owner-occupants.
Is Lake Village, IN a good market for buy-and-hold investors?
Lake Village, IN rates 3.0/5 for investability. With median values at $319K and rents near $1,062/mo, the market offers reasonable fundamentals for rental investors.
You know 46349 now. You don’t know where it ranks.
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