dynamic.RE
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A middling-yield market. Neither rent nor appreciation makes the case on its own.
What would change this read: a price correction (median already +5.6% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +13.0% YoY, is the number to watch.
The median listing price is up 5.6% YoY while the median home got down 15.0% bigger, so value per square foot is up 19.2%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $174K purchase rents for $1,190/mo: 0.69% of price per month against the 1% rule's 1.00%.
Not shown: 1 BR (rent only, no matching sale price).
Sales here take about 22 days longer to go under contract than rentals.
Not shown: Apartment (rented here, not sold), Land (sold here, not rented).
U.S. Census ACS characteristics for ZIP 46616 itself, not its parent county.
Renters hold 42.6% of this ZIP's 2,501 occupied households, on a median household income of $59K.
| Measure | ZIP 46616 | St. Joseph County | Difference |
|---|---|---|---|
| Median Household Income | $59K | $67K | -$8K |
| Below Poverty Level | 12.4% | 14.2% | -1.8% |
| Median Age | 33.20 | 36.70 | -3.50 |
| Total Population | 5,979 | 273,040 | -- |
| Avg Household Size | 2.38 | 2.44 | -0.06 |
| Owner-Occupied | 57.4% | 69.0% | -11.6% |
| Worked From Home | 8.2% | 10.7% | -2.5% |
| Mean Commute | 17.80 | 21.10 | -3.30 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is up 0.2% to 273,040: residents under 18 are down 0.4% and those 65 and over are up 2.2%.
County median household income is $67K, 14.2% of residents are below the poverty level, 10.7% work from home.