250 W Franklin St · Lyons, IN 47443

$84,900

2 bd · 1.0 ba · 1,402 sqft · SingleFamily · 21 Days on market

Built 1895 Fair condition 0.28 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 +28.7/30.0
• DSCR +10.0/10.0
• Appreciation +8.2/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Looking to own your own home? Want functionality but still want to put your own finishing touches on it? This is your chance. Conveniently located on over a 1/4 of an acre lot with city utilities. It is close to the city park, and has quick highway access. This 2 bedroom, 1 bath home has some hardwood floors, and an inviting front porch. Make your appointment today!

Key facts

• City utilities
• Inviting front porch
• Quick highway access

Tags

• OVER A 1/4 OF AN ACRE LOT
• CITY UTILITIES
• CLOSE TO THE CITY PARK
• QUICK HIGHWAY ACCESS
• HARDWOOD FLOORS
• INVITING FRONT PORCH

Property features AI

Exterior

• Parking: 2-car garage; Off-street parking; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered porch

Interior

• Kitchen: Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Refrigerator included; Full basement with sump pump
• Laundry & utility: Washer hookup on main level; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#366 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, employment D+.
• White River Valley School District (rural): math 33% / reading 39% proficiency, ranked #187 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: White River Valley Elementary Sch (math 52% / reading 42%, grade D-, #325 of 994 statewide, top 36%, 326 students, 64% FRL); White River Valley Middle School (math 29% / reading 35%, grade F, #190 of 330 statewide, top 59%, 209 students, 60% FRL); White River Valley High School (math 22% / reading 47%, grade F, #270 of 369 statewide, top 77%, 210 students, 56% FRL) — zoned schools average 60% FRL vs 42% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($587 loan paydown + $5k appreciation (6.4% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,626 (1.5% below list)

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 1895 — 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 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. 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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $194,878
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 S Meridian St	0.23mi	2/1.0	1,261 (-10%)	3mo	$99,900	$79	70
215 N Jefferson St	0.12mi	3/2.0 (+1)	1,296 (-8%)	6mo	$179,900	$139	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.88×
• Total profit: $44,626
• Equity at exit: $55,521

10-year hold

• IRR: 26.0%
• Equity multiple: 5.91×
• Total profit: $116,657
• Equity at exit: $102,593

Cash invested: $23,772 (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 47443

• Home prices YoY: 3.7%
• Active inventory: 5
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $284

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 69%

Sensitivity live

Price	-10% $342	-5% $313	+0% $284	+5% $254	+10% $225
Rent	-10% $197	-5% $240	+0% $284	+5% $327	+10% $371
Rate	-1.0pp $327	-0.5pp $305	base $284	+0.5pp $262	+1.0pp $239

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $84,900 Active 21 DOM
2. 2026-06-18
   days on market $84,900 Active 20 DOM
3. 2026-06-17
   days on market $84,900 Active 19 DOM
4. 2026-06-16
   days on market $84,900 Active 18 DOM
5. 2026-06-15
   days on market $84,900 Active 17 DOM
6. 2026-06-14
   days on market $84,900 Active 15 DOM
7. 2026-06-12
   days on market $84,900 Active 14 DOM
8. 2026-06-09
   days on market $84,900 Active 11 DOM
9. 2026-06-08
   days on market $84,900 Active 10 DOM
10. 2026-06-07
    days on market $84,900 Active 9 DOM
11. 2026-06-05
    days on market $84,900 Active 6 DOM
12. 2026-06-03
    days on market $84,900 Active 5 DOM
13. 2026-06-02
    days on market $84,900 Active 4 DOM
14. 2026-06-01
    days on market $84,900 Active 3 DOM
15. 2026-05-31
    days on market $84,900 Active 2 DOM
16. 2026-05-27
    listed $84,900 Active

ⓘ 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 1/10 Low
• 🌡 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,224
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,470
• Taxable income: $2,184
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $2,882/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 · 7 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath home requires moderate renovations to improve its condition and appeal to buyers and renters. Key areas for improvement include painting, updating cabinets, and replacing flooring.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated
• Moderate Bathroom cabinets — Worn and dated
• Moderate Flooring — Worn and dated
• Moderate Paint — Worn and dated

Value-add opportunities

• Both Painting and updating the kitchen and bathroom cabinets — Fresh paint and updated cabinets would enhance both resale and rental value
• Both Flooring replacement — New flooring would improve both the aesthetic and functionality of the home
• Both Painting and updating the interior walls — Fresh paint and updated wallpaper would enhance both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated	Moderate	$3,000–15,000
Bathroom cabinets · Worn and dated	Moderate	$3,000–15,000
Flooring · Worn and dated	Moderate	$3,000–15,000
Paint · Worn and dated	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Painting and updating the kitchen and bathroom cabinets — Fresh paint and updated cabinets would enhance both resale and rental value ↑
• Both Flooring replacement — New flooring would improve both the aesthetic and functionality of the home ↑
• Both Painting and updating the interior walls — Fresh paint and updated wallpaper would enhance both resale and rental 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: White River Valley School District
• NCES district ID: 1800008
• Math proficiency: 33% ▼ -19.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $44,074
• Composite: 30.59/100
• National rank: #6199
• State rank: #187 of 301 in IN

Livability — Lyons

• Score: 64/100
• State rank: #366
• US rank: #13740

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyons, IN
• Population (ZIP): 1,336

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 2%

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: ▲ 6.40%
• Current HPI: 179.8879
• 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

• 2026-05-27 Listed $84,900 IRMLS