Side-by-side comparison of Fishers, IN and Lafayette, IN — cap rates, rent, prices, and investment metrics.
Cash flow: Lafayette has the edge with an estimated cap rate of 4.61% compared to Fishers's 3.59%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $370,000 in Fishers vs $195,000 in Lafayette, while rents come in at $1,680/mo and $1,080/mo respectively.
Growth & appreciation: Fishers is growing faster at 2.2% annually vs Lafayette's 0.6%. Fishers leads on home value appreciation at 3.1% per year. Strong population growth typically translates to sustained rental demand and long-term price support.
Costs & risk: Property taxes are 0.84% in Fishers vs 0.85% in Lafayette. Vacancy rates of 4% and 5.8% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: Fishers edges out Lafayette on most key metrics. While cap rates are moderate at 3.59%, Fishers's overall profile is stronger. Use our free calculators to model specific deals in Fishers or Lafayette.