Real Estate Investing in Francesville, Indiana (47946)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47946 (Francesville, 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: 10.3% 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 Francesville, IN (47946)?
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Market Analysis: 47946 Francesville
Not every below-median market is a bargain. Francesville's 47946 ZIP posts signals that favor experienced operators who can absorb the risk $214K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 47946 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 47946 among IN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
In practical terms, 2,175 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.
Strategy in 47946 is an operator game, not a passive one. Meanwhile, entry prices of $214K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Francesville:
Property Strategy for 47946
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $148,354 | $1,370 | 6.6% | +10.0% | $74,177 |
| 3BR | $208,535 | $1,890 | 6.5% | +9.0% | $69,512 |
| 4BR | $244,492 | $2,230 | 6.6% | +9.5% | $61,123 |
Market Trends
Home Value History (with trend line)
📊 How Does 47946 Compare?
| Metric | 47946 | Francesville | Indiana |
|---|---|---|---|
| Home Value | $214,492 | $214,492 | $248,442 |
| 5-Year CAGR | 7.0% | 7.0% | 7.7% |
| Avg Rent | $1,233 | $1,233 | - |
| Cap Rate | 4.5% | 4.5% | - |
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 47946 (Francesville, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $214,492 |
| Monthly Rent | $1,233 |
| Price-to-Rent | 14.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 11.5% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 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 (4.5%). 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 47946
Population: 2,175
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 47946
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
Is IN a landlord-friendly state?
The landlord environment in Francesville, IN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is the tenant base reliable in Francesville, IN?
Tenant demand in Francesville, IN is solid. The local workforce $1,233/mo rents across most rental classes.
How strong are rents in Francesville, IN?
Investors in Francesville, IN typically see rents near $1,233/mo per month against $214K home values - a solid setup for rental cash flow.
Can I live-in-and-rent in Francesville, IN?
The house hack math a challenging in Francesville, IN. Owner-occupant buyers benefit from the $1,233/mo rents and $214K home values.
What price range are homes in Francesville, IN?
The median home value in Francesville, IN is roughly $214K. That puts it reasonable relative to the IN statewide average.
You know 47946 now. You don’t know where it ranks.
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