Real Estate Investing in Roann, Indiana (46974)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46974 (Roann, 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: 13.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Roann, IN (46974)?
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Market Analysis: 46974 Roann
ZIP 46974 in Roann, IN carries a solid set of headwinds. Home values near $236K and rents of $945/mo sit inside a market where underwriting has to be tight.
The 46974 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Roann have seen price recovery that 46974 has not matched. Wabash County data supports the view that the spread is structural rather than temporary.
Demographically, 46974 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.
Distressed ZIPs reward experience. resilient returns are possible in 46974, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Roann:
Property Strategy for 46974
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $160,877 | $1,050 | 4.7% | +7.8% | $80,439 |
| 3BR | $221,493 | $1,260 | 4.1% | +7.9% | $73,831 |
| 4BR | $249,505 | $1,430 | 4.1% | +7.3% | $62,376 |
Market Trends
Home Value History (with trend line)
📊 How Does 46974 Compare?
| Metric | 46974 | Roann | Wabash, IN | Indiana |
|---|---|---|---|---|
| Home Value | $235,935 | $235,935 | N/A | $248,442 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 7.7% |
| Avg Rent | $945 | $945 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 46974 (Roann, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $235,935 |
| Monthly Rent | $945 |
| Price-to-Rent | 20.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +10.1% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (3.1%). 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 46974
Population: 1,565
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 investment strategy works best in Roann, IN?
In Roann, IN the robust play is typically careful cash-flow rentals with hands-on management. The combination of $236K prices and $945/mo rents suits that approach.
Where do rents currently stand in Roann, IN?
Investors in Roann, IN typically see rents near $945/mo per month against $236K home values - a solid setup for rental cash flow.
Do rentals sit vacant long in Roann, IN?
Rental vacancy in Roann, IN is elevated. Investors should budget normal turnover but not chronic empty units.
Can owner-occupants cash flow in Roann, IN?
Roann, IN is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $236K price point reasonable to enter.
How do landlord-tenant laws work in Roann, IN?
IN ranks as a landlord-friendly state for landlord-tenant law. Roann generally follows the statewide framework, so landlords face reasonable operating rules.
You know 46974 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46974 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 46974 ranks in Wabash, IN
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