Real Estate Investing in La Fontaine, Indiana (46984)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 46984 (La Fontaine, IN)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • 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 (46984)?
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Market Analysis: 46984 La Fontaine
This part of Wabash County is not an easy win. The 46984 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $981/mo on a $218K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 46984 sits below the stated 0.0% once reality is priced in.
Within IN, ZIP 46984 trails on several market indicators that neighboring Wabash County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Who lives in 46984 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 46984 is an operator game, not a passive one. Turning to rents, entry prices of $218K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in La Fontaine:
Market Trends
Home Value History (with trend line)
📊 How Does 46984 Compare?
| Metric | 46984 | La Fontaine | Wabash, IN | Indiana |
|---|---|---|---|---|
| Home Value | $218,334 | $215,037 | N/A | $248,442 |
| 5-Year CAGR | 6.5% | 6.9% | N/A | 7.7% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 3.5% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 46984 (La Fontaine, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $218,334 |
| Monthly Rent | $981 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (3.5%). 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 46984
Population: 7
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
Is it easy to find good tenants in La Fontaine, IN?
The renter base in La Fontaine, IN is reasonable for the $981/mo price point. Screening well and pricing to market typically yields measured tenants.
What kind of market is La Fontaine, IN for investors?
Our data puts La Fontaine, IN at 3.0/5 for investability. Home prices of $218K and rents around $981/mo create a solid backdrop for investor activity.
How much should I expect to pay for a home in La Fontaine, IN?
Typical homes in La Fontaine, IN go for around $218K. The 5-year CAGR of 0.0% stable price movement.
What strategy should investors use in La Fontaine, IN?
Investors usually favor careful cash-flow rentals with hands-on management in La Fontaine, IN. With home values at $218K and rents near $981/mo, other strategies can work but produce reliable rather than outsized returns.
Are landlord laws favorable in La Fontaine, IN?
La Fontaine, IN operates under IN law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
You know 46984 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 46984 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 46984 ranks in Wabash, IN
Every ZIP in this metro, ranked. Free.
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