13219 W 550 N · Medaryville, IN 47957

$45,000

2 bd · 1.0 ba · 976 sqft · Manufactured public records · 109 Days on market

Built 1999 1.00 ac lot ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 1 acre lot
• Built 1999
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#632 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime D-, amenities F.
• West Central School Corporation (rural): math 31% / reading 34% proficiency, ranked #211 of 301 in IN (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 25 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (9.3% local appreciation)).
• Pulaski County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.08% ✓
• Cap rate: 18.96%
• Cash-on-cash: 45.24%
• DSCR: 3.01
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.7%
• Equity multiple: 5.18×
• Total profit: $52,647
• Equity at exit: $38,305

10-year hold

• IRR: 52.7%
• Equity multiple: 11.38×
• Total profit: $130,738
• Equity at exit: $80,339

Cash invested: $12,600 (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 47957

• Home prices YoY: 4.1%
• Active inventory: 12
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$8 /mo · $95/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $475

Break-even live

Break-even rent $332

Max offer price $45,000

Occupancy floor 44%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $45,000 Active 109 DOM
2. 2026-06-17
   days on market $45,000 Active 108 DOM
3. 2026-06-16
   days on market $45,000 Active 107 DOM
4. 2026-06-15
   days on market $45,000 Active 106 DOM
5. 2026-06-13
   days on market $45,000 Active 104 DOM
6. 2026-06-12
   days on market $45,000 Active 103 DOM
7. 2026-06-09
   pricedays on market $45,000 Active 100 DOM
8. 2026-06-08
   days on market $50,000 Active 99 DOM
9. 2026-06-07
   days on market $50,000 Active 98 DOM
10. 2026-06-05
    days on market $50,000 Active 96 DOM
11. 2026-06-04
    days on market $50,000 Active 94 DOM
12. 2026-06-02
    days on market $50,000 Active 93 DOM
13. 2026-06-01
    days on market $50,000 Active 92 DOM
14. 2026-05-31
    days on market $50,000 Active 91 DOM
15. 2026-05-31
    days on market $50,000 Active 90 DOM
16. 2026-05-06
    price $50,000
17. 2026-04-06
    price $55,000
18. 2026-03-01
    listed $60,000 Active

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

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $95 · $8/mo
• Projected year-2 tax: $239 · $20/mo
• Expected delta: +$144/yr (+$12/mo · 151.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,205
• − Mortgage interest: −$2,521
• − Property taxes: −$95
• − Insurance: −$225
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$1,309
• Taxable income: $5,263
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $4,437/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.

Schools (NCES district)

• District: West Central School Corporation
• NCES district ID: 1809360
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $48,045
• Composite: 28.08/100
• National rank: #6834
• State rank: #211 of 301 in IN

Livability — Medaryville

• Score: 55/100
• State rank: #632
• US rank: #23559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,067

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 11,942 people
• By 2030: 11,394 · -4.6%
• By 2040: 10,274 · -14.0%
• By 2050: 9,209 · -22.9%
• By 2075: 7,182 · -39.9%
• By 2100: 5,365 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Iranian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.9% · Other 1.9%
• 2008→2024 swing: -38.2pp toward R · 2008: -15.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+47.9 2016: R+46.5 2012: R+27.2 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.31%
• Current HPI: 238.467
• 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

-16.7% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $50,000 NIRA MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $55,000 NIRA MLS as Distributed by MLS Grid
• 2026-03-01 Listed $60,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2024): $95 · +31.3% YoY. Source: county tax records.