11994 W 400 N · Linton, IN 47441

$100,000

3 bd · 2.0 ba · 1,992 sqft · SingleFamily · 5 Days on market

Built 1948 Fair condition 3.50 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Older home in the country with 3.5± acres that are just waiting for you to make it your own. Located near Linton, this 3 bedroom, 2 bath home offers about 1,992 finished sq. ft. with an 18x24 detached garage for extra storage, tools, or a small shop. It’s the kind of place that works if you’ve been wanting a little elbow room, a yard big enough for kids, pets, or a garden, and a country setting without a huge price tag. At ONLY $100,000, this one gives you a solid start in the country with enough ground to dream on and a home you can live in while you put your own touches on it over time. This Home is Currently functioning and being Utilized as Home Sweet Home. Home to se

Key facts

• 3.5 acre lot
• 2 garage spots
• Built 1948

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family, site-built home; One-story layout
• Construction: Shingle siding and aluminum siding
• Exterior features: Pasture and rolling slope on the lot; 3.5-acre lot

Interior

• Bedrooms: Total of 6 rooms (bedrooms included)
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Natural gas heating; Wood heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.7% vs local median 5.2% in Linton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#129 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Linton-Stockton School Corporation (town): math 39% / reading 45% proficiency, ranked #128 of 301 in IN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $6,966
• Equity at exit: $14,910

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $35,958
• Equity at exit: $8,646

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 47441

• Home prices YoY: -31.3%
• Active inventory: 66
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $363

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 68%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-16
   status $100,000 Pending 5 DOM
2. 2026-06-15
   days on market $100,000 Active 5 DOM
3. 2026-06-13
   days on market $100,000 Active 3 DOM
4. 2026-06-12
   remarks 680-char remark
5. 2026-06-12
   listed $100,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,019
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,909
• Taxable income: $2,945
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,655/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This older home in the country requires moderate renovations to update the kitchen and bathrooms, paint interior walls, and replace flooring. Landscaping would also improve curb appeal and increase property value.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and worn
• Major flooring — worn hardwood
• Minor interior walls — some peeling paint

Value-add opportunities

• Resale update kitchen cabinets and fixtures — modernizing the kitchen
• Resale paint interior walls — improving the home's appearance
• Resale replace flooring — modernizing the home's appearance
• Both landscaping — enhancing curb appeal and increasing property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
flooring · worn hardwood	Major	$15,000–50,000
interior walls · some peeling paint	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Resale update kitchen cabinets and fixtures — modernizing the kitchen ↑
• Resale paint interior walls — improving the home's appearance ↑
• Resale replace flooring — modernizing the home's appearance ↑
• Both landscaping — enhancing curb appeal and increasing property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Linton-Stockton School Corporation
• NCES district ID: 1805910
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $40,257
• Composite: 35.2/100
• National rank: #4990
• State rank: #128 of 301 in IN

Livability — Linton

• Score: 71/100
• State rank: #129
• US rank: #6717

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,755
• Population (ZIP): 8,755

Population outlook (Greene County) Hauer SSP2

• Today (2025): 30,724 people
• By 2030: 29,506 · -4.0%
• By 2040: 26,744 · -13.0%
• By 2050: 23,879 · -22.3%
• By 2075: 18,341 · -40.3%
• By 2100: 13,976 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 7% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Greene

• 2024 margin: Solid R (+53.7) · D 22.4% · R 76.1% · Other 1.6%
• 2008→2024 swing: -39.2pp toward R · 2008: -14.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.2 2016: R+53.4 2012: R+31.4 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.46%
• Current HPI: 191.9718
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

1 event — show timeline

• 2026-06-10 Listed $100,000 IRMLS