Real Estate Investing in La Fontaine, Indiana (46940)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46940 (La Fontaine, IN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.5% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in La Fontaine, IN (46940)?
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Market Analysis: 46940 La Fontaine
From an investor standpoint, ZIP 46940 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $212K median. It rewards specialists, not generalists.
Rent of $981/mo on a $212K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 46940 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in La Fontaine have seen price recovery that 46940 has not matched. Wabash County data supports the view that the spread is structural rather than temporary.
A solid renter share of 17% in 46940 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
tilts toward 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 La Fontaine:
Property Strategy for 46940
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $165,557 | $1,090 | 4.7% | +9.0% | $82,779 |
| 3BR | $191,755 | $1,320 | 5.0% | +8.7% | $63,918 |
| 4BR | $240,765 | $1,460 | 4.4% | +8.2% | $60,191 |
Market Trends
Home Value History (with trend line)
📊 How Does 46940 Compare?
| Metric | 46940 | La Fontaine | Wabash, IN | Indiana |
|---|---|---|---|---|
| Home Value | $211,741 | $215,037 | N/A | $248,442 |
| 5-Year CAGR | 7.4% | 6.9% | N/A | 7.7% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 46940 (La Fontaine, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $211,741 |
| Monthly Rent | $981 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (3.6%). 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 46940
Population: 2,913
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What are vacancy rates like in La Fontaine, IN?
La Fontaine, IN sees elevated vacancy, which is reasonable relative to the broader IN rental market.
Does La Fontaine, IN make sense for an investment property?
With a 3.0/5 investability score, La Fontaine, IN ranks as a solid market for rental property investors. Median prices of $212K and rents of $981/mo drive the underlying numbers.
How strong is tenant demand in La Fontaine, IN?
Working renters make up the core of the La Fontaine, IN tenant base. The pool is reasonable for investors targeting long-term holds.
What is it like being a landlord in La Fontaine, IN?
IN ranks as a landlord-friendly state for landlord-tenant law. La Fontaine generally follows the statewide framework, so landlords face reasonable operating rules.
Where do home prices stand in La Fontaine, IN?
La Fontaine, IN median home values land near $212K. That is reasonable territory for investors looking at $981/mo-per-month rentals.
You know 46940 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46940 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 46940 ranks in Wabash, IN
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