Real Estate Investing in Williamsport, Indiana (47993)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47993 (Williamsport, 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: 12.6% 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 Williamsport, IN (47993)?
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Market Analysis: 47993 Williamsport
ZIP 47993 in Williamsport, IN carries a resilient set of headwinds. Home values near $226K and rents of $909/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 47993 can be a a strong candidate for hunting ground — but the discount at $226K reflects genuine risk that outside investors often underestimate.
From a cash-flow lens, 47993 offers a low basis, the region around Williamsport has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 47993 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.
Strategically, 47993 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Williamsport:
Property Strategy for 47993
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $145,242 | $1,010 | 5.0% | +9.3% | $72,621 |
| 3BR | $211,356 | $1,400 | 4.8% | +9.3% | $70,452 |
| 4BR | $284,623 | $1,450 | 3.7% | +8.4% | $71,156 |
Market Trends
Home Value History (with trend line)
📊 How Does 47993 Compare?
| Metric | 47993 | Williamsport | Lafayette-West Lafayette, IN | Indiana |
|---|---|---|---|---|
| Home Value | $225,583 | $225,583 | N/A | $248,442 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 7.7% |
| Avg Rent | $909 | $909 | 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 47993 (Williamsport, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $225,583 |
| Monthly Rent | $909 |
| Price-to-Rent | 20.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 47993
Population: 3,667
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 47993
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Seeger Memorial Jr-Sr High School
Warren Central Elementary School
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
How does Williamsport, IN stack up for property investment?
Yes - Williamsport, IN a 3.0/5 investability score. With $226K home prices against $909/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are rents high in Williamsport, IN?
Rents in Williamsport, IN run near $909/mo. Compared with median home prices of $226K that produces solid gross yields for typical rentals.
Is it easy to find good tenants in Williamsport, IN?
Tenant demand in Williamsport, IN is solid. The local workforce $909/mo rents across most rental classes.
What is it like being a landlord in Williamsport, IN?
IN law landlord-friendly for landlords, and Williamsport inherits those rules. Investors should still review local ordinances for rental licensing.
What approach is best for Williamsport, IN real estate?
The best-fit strategy in Williamsport, IN is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 47993 now. You don’t know where it ranks.
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How 47993 ranks in Lafayette-West Lafayette, IN
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