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A cash-flow-lean market. Rents carry the return here rather than price growth.
What would change this read: price growth (median −14.6% YoY) outrunning rents would pull rent-to-price back under 0.8%/mo and weaken the cash-flow case. inventory, +14.6% YoY, is the number to watch.
The median listing price is down 14.6% YoY while the median home got down 4.8% bigger, so value per square foot is up 36.7%.
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 $118K purchase rents for $995/mo: 0.84% of price per month against the 1% rule's 1.00%.
Not shown: 5 BR (sale only, no matching rent), 8 BR (sale only, no matching rent).
Sales here take about 33 days longer to go under contract than rentals.
Not shown: Apartment (rented here, not sold), Condo (rented here, not sold), Land (sold here, not rented), Multi-Family (sold here, not rented).
U.S. Census ACS characteristics for ZIP 46803 itself, not its parent county.
Renters hold 56.4% of this ZIP's 4,228 occupied households, on a median household income of $34K.
| Measure | ZIP 46803 | Allen County | Difference |
|---|---|---|---|
| Median Household Income | $34K | $71K | -$36K |
| Below Poverty Level | 36.5% | 12.5% | +24.0% |
| Median Age | 27.10 | 36.20 | -9.10 |
| Total Population | 10,994 | 392,378 | -- |
| Avg Household Size | 2.57 | 2.47 | +0.10 |
| Owner-Occupied | 43.6% | 68.9% | -25.3% |
| Worked From Home | 3.7% | 9.2% | -5.5% |
| Mean Commute | 25.10 | 21.90 | +3.20 |
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 0.9% to 392,378: residents under 18 are up 0.2% and those 65 and over are up 2.9%.
County median household income is $71K, 12.5% of residents are below the poverty level, 9.2% work from home.