Real Estate Investing in Larwill, Indiana (46764)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46764 (Larwill, 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.
- Elevated vacancy: 8.1% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.9 — 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 Larwill, IN (46764)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 46764 Larwill
Not every below-median market is a bargain. Larwill's 46764 ZIP shows signals that favor experienced operators who can absorb the risk $325K pricing implies.
The investment case in 46764 is sturdy only for operators who understand what they are buying. A $325K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within IN, ZIP 46764 trails on several market indicators that neighboring Whitley County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Demographically, 46764 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Larwill:
Property Strategy for 46764
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $304,023 | $1,430 | 3.4% | +8.8% | $101,341 |
| 4BR | $353,844 | $1,630 | 3.3% | +7.8% | $88,461 |
Market Trends
Home Value History (with trend line)
📊 How Does 46764 Compare?
| Metric | 46764 | Larwill | Fort Wayne, IN | Indiana |
|---|---|---|---|---|
| Home Value | $324,652 | $324,652 | N/A | $248,442 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 7.7% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
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 46764 (Larwill, IN). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 46764 (Larwill, IN)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $324,652 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (2.5%). 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 46764
Population: 1,697
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 46764
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Larwill in IN worth investing in?
Larwill, IN scores 3.0/5 for investability. Home values sit at $325K and rents near $1,044/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are there empty rentals in Larwill, IN?
Larwill, IN carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,044/mo.
What do landlords charge for rent in Larwill, IN?
The typical rental in Larwill, IN commands about $1,044/mo monthly. That rent profile even-keeled cash flow against the $325K purchase basis.
What is the renter demographic in Larwill, IN?
The renter base in Larwill, IN is reasonable for the $1,044/mo price point. Screening well and pricing to market typically yields consistent tenants.
Is Larwill, IN a friendly market for rental owners?
Rental owners in Larwill, IN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 46764 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46764 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 46764 ranks in Fort Wayne, IN
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 46764 (Larwill)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 46764 (Larwill, IN).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.