Real Estate Investing in Wolcottville, Indiana (46795)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46795 (Wolcottville, IN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 27.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 32.7 — 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 Wolcottville, IN (46795)?
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Market Analysis: 46795 Wolcottville
The 46795 ZIP in Wolcottville, IN is a local-operator market. Outside capital chasing a $360K entry has to pair deep knowledge with the discount.
The 46795 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 46795's metrics run below Lagrange County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
On balance, 7,011 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 46795 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Wolcottville:
Property Strategy for 46795
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $252,973 | $780 | 2.2% | +7.5% | $252,973 |
| 2BR | $282,359 | $1,020 | 2.6% | +9.0% | $141,179 |
| 3BR | $364,608 | $1,230 | 2.4% | +8.6% | $121,536 |
| 4BR | $444,544 | $1,440 | 2.3% | +8.6% | $111,136 |
| 5BR | $572,806 | — | — | +9.0% | $114,561 |
Market Trends
Home Value History (with trend line)
📊 How Does 46795 Compare?
| Metric | 46795 | Wolcottville | Indiana |
|---|---|---|---|
| Home Value | $360,239 | $360,239 | $248,442 |
| 5-Year CAGR | 6.2% | 6.2% | 7.7% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 2.0% | 2.0% | - |
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 46795 (Wolcottville, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $360,239 |
| Monthly Rent | $918 |
| Price-to-Rent | 32.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +10.6% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (2.0%). 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 46795
Population: 7,011
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 46795
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
Do landlords face vacancy issues in Wolcottville, IN?
Wolcottville, IN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is IN a landlord-friendly state?
IN ranks as a landlord-friendly state for landlord-tenant law. Wolcottville generally follows the statewide framework, so landlords face reasonable operating rules.
What is the median home value in Wolcottville, IN?
Wolcottville, IN median home values land near $360K. That is reasonable territory for investors looking at $918/mo-per-month rentals.
What is the best play in Wolcottville, IN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Wolcottville, IN. The numbers - $360K homes against $918/mo rents - support that play.
How qualified is the tenant pool in Wolcottville, IN?
Wolcottville, IN draws a steady base of working renters. Demand at the $918/mo rent level is reasonable for standard single-family and small multi rentals.
You know 46795 now. You don’t know where it ranks.
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