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 −0.4% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +7.7% YoY, is the number to watch.
The median listing price is down 0.4% YoY while the median home got down 2.4% bigger, so value per square foot is down 2.3%.
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 $173K purchase rents for $1,050/mo: 0.61% of price per month against the 1% rule's 1.00%.
Not shown: Studio (rent only, no matching sale price), 1 BR (rent only, no matching sale price), 6 BR (sale only, no matching rent).
Rentals here take about 34 days longer to find a tenant than sales take to go under contract (median across 3 property types).
Not shown: Apartment (rented here, not sold), Condo (rented here, not sold), Land (sold here, not rented).
U.S. Census ACS characteristics for ZIP 46808 itself, not its parent county.
Renters hold 39.4% of this ZIP's 8,738 occupied households, on a median household income of $53K.
| Measure | ZIP 46808 | Allen County | Difference |
|---|---|---|---|
| Median Household Income | $53K | $71K | -$17K |
| Below Poverty Level | 19.3% | 12.5% | +6.8% |
| Median Age | 35.60 | 36.20 | -0.60 |
| Total Population | 19,684 | 392,378 | -- |
| Avg Household Size | 2.22 | 2.47 | -0.25 |
| Owner-Occupied | 60.6% | 68.9% | -8.3% |
| Worked From Home | 4.8% | 9.2% | -4.4% |
| Mean Commute | 18.40 | 21.90 | -3.50 |
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.