Real Estate Investing in Francisco, Indiana (47649)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47649 (Francisco, 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.
- High vacancy: 13.0% 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 Francisco, IN (47649)?
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Market Analysis: 47649 Francisco
On the rental side, ZIP 47649 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $202K median. It rewards specialists, not generalists.
For an experienced owner, 47649 can be a a viable market for hunting ground — but the discount at $202K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Francisco have seen price recovery that 47649 has not matched. Gibson County data supports the view that the spread is structural rather than temporary.
Looking more closely, 1,310 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 47649 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 Francisco:
Property Strategy for 47649
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $132,248 | $1,130 | 6.2% | +9.9% | $66,124 |
| 3BR | $212,574 | $1,420 | 4.8% | +7.9% | $70,858 |
Market Trends
Home Value History (with trend line)
📊 How Does 47649 Compare?
| Metric | 47649 | Francisco | Indiana |
|---|---|---|---|
| Home Value | $201,942 | $201,942 | $248,442 |
| 5-Year CAGR | 7.0% | 7.0% | 7.7% |
| Avg Rent | $1,017 | $1,017 | - |
| Cap Rate | 3.9% | 3.9% | - |
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 47649 (Francisco, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $201,942 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +10.9% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (3.9%). 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 47649
Population: 1,310
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 do rentals go for in Francisco, IN?
Average rent in Francisco, IN is approximately $1,017/mo per month. Against $202K home values that yields a reasonable rent-to-price ratio.
Do landlords face vacancy issues in Francisco, IN?
Expect elevated vacancy in Francisco, IN. Rents at $1,017/mo are absorbed by the tenant base without meaningful lag.
Does Francisco, IN make sense for an investment property?
The 3.0/5 investability rating in Francisco, IN reflects its $202K prices and $1,017/mo rents. Investors generally consider it a solid option within IN.
How do experienced investors play Francisco, IN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Francisco, IN. The numbers - $202K homes against $1,017/mo rents - support that play.
How strong is tenant demand in Francisco, IN?
Francisco, IN draws a stable base of working renters. Demand at the $1,017/mo rent level is reasonable for standard single-family and small multi rentals.
You know 47649 now. You don’t know where it ranks.
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