%
CapRateCity
Free cap rate calculators for every US market
← All comparisons

Fishers vs Lafayette for Rental Property Investing

Side-by-side comparison of Fishers, IN and Lafayette, IN — cap rates, rent, prices, and investment metrics.

◉
Fishers wins 7–0 across key metrics
Fishers leads on cash flow (4.38% vs 4.06% cap rate)
Metric
Fishers, IN
Lafayette, IN
Est. Cap Rate
4.38%
4.06%
Median Home Price
$285,000
$275,000
Median Monthly Rent
$1,490
$1,390
1% Rule
0.52%
0.51%
GRM
15.9x
16.5x
Price / Income
2.7x
6.0x
Property Tax Rate
0.84%
0.85%
Vacancy Rate
4%
5.8%
Population Growth
2.2% / yr
0.6% / yr
Annual Appreciation
3.1%
2.4%
Population
104,000
73,000
Median Income
$104,000
$46,200

Fishers vs Lafayette: Which Is Better for Investors?

Cash flow: Fishers has the edge with an estimated cap rate of 4.38% compared to Lafayette's 4.06%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $285,000 in Fishers vs $275,000 in Lafayette, while rents come in at $1,490/mo and $1,390/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.

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.

Entry point: Lafayette offers a lower entry at $275K vs Fishers's $285K — a difference of $10K. With a 20% down payment, that's $55K vs $57K. Fishers's higher price may be justified by stronger growth.

Bottom line: Fishers edges out Lafayette on most key metrics. While cap rates are moderate at 4.38%, Fishers's overall profile is stronger. Use our free calculators to model specific deals in Fishers or Lafayette.

Sponsored · Want to analyze a specific property? DealCheck imports real listing data and runs the full analysis for you.
Try Free →
Fishers, IN
4.38% cap rate · $285,000 median · $1,490/mo
Full analysis →
Lafayette, IN
4.06% cap rate · $275,000 median · $1,390/mo
Full analysis →

Frequently Asked Questions

Is Fishers or Lafayette better for rental investing?
Fishers wins 7–0 across our 7 key metrics (cap rate, 1% rule, GRM, taxes, vacancy, growth, appreciation). Fishers's 4.38% cap rate and $285K median price edge out Lafayette's 4.06% at $275K.
What is the cap rate difference between Fishers and Lafayette?
Fishers has a 4.38% cap rate vs Lafayette's 4.06% — a difference of 0.32 percentage points. This is a relatively small difference — other factors like growth, taxes, and local market conditions may matter more. For context, the national average is 3.81%.
Which city has lower property taxes?
Fishers has lower property taxes at 0.84% vs 0.85%. On a $280K property, that's a difference of approximately $57/year in tax expense — money that goes directly to (or from) your cash flow.
Which city is growing faster?
Fishers is growing at 2.2% annually vs Lafayette's 0.6%. This rapid growth drives rental demand and supports both rent increases and home price appreciation. Fishers's appreciation rate of 3.1% also leads on home value growth.

Explore More

vs Bloomington, IN →vs Carmel, IN →vs Carmel, IN →vs Angola, IN →All Indiana Markets →4% – 5% Cap Rate Cities →Lowest Vacancy Cities →Most Recession-Proof Markets →
The CapRateCity Report
Weekly market analysis: highest cap rate cities, emerging markets, and deal breakdowns. Free, no spam.