308 W Dunn St · Fulton, IN 46931

$79,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 186 Days on market

Built 1900 0.48 ac lot $56/sqft · 44% below area Est $141k · 44% under ↓ 1% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* Seller financing available * Welcome to 308 W Dunn St in the heart of Fulton, Indiana. This property offers a great opportunity for investors or buyers looking to add value with updates and improvements. The home provides small-town charm with convenient access to local amenities, schools, and major routes. The layout offers a functional living space with plenty of potential to customize to your vision. Whether you’re considering a fix-and-flip, rental property, or an affordable primary residence, this home presents a solid foundation to build equity. Please see agent remarks.

Key facts

• Convenient access
• Solid foundation
• 0.48 acre lot

Tags

• CONVENIENT ACCESS
• FUNCTIONAL LIVING SPACE
• SOLID FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#501 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime D, employment D.
• Caston School Corporation (rural): math 27% / reading 33% proficiency, ranked #238 of 301 in IN (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 23 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• Fulton County population projected at -13% 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (median comp): $140,605
• List price: $79,000
• Delta: -43.81%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 N Wright St	0.27mi	4/1.0 (+1)	1,462 (+3%)	1mo	$100,000	$68	77
7359 Liberty Ave	0.20mi	3/1.0	1,542 (+9%)	14mo	$113,000	$73	64
707 N Wright St	0.29mi	3/1.0	1,592 (+12%)	5mo	$109,500	$69	62
7761 S State Road 25	0.45mi	3/1.0	1,360 (-4%)	14mo	$153,000	$113	60
7092 State Rd. 25 Rd	0.36mi	2/1.0 (-1)	1,292 (-9%)	21mo	$145,000	$112	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 27.4%
• Equity multiple: 2.55×
• Total profit: $34,318
• Equity at exit: $35,522

10-year hold

• IRR: 28.0%
• Equity multiple: 4.95×
• Total profit: $87,367
• Equity at exit: $54,743

Cash invested: $22,120 (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 46931

• Active inventory: 2
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $390

Break-even live

Break-even rent $615

Max offer price $79,000

Occupancy floor 60%

Sensitivity live

Price	-10% $434	-5% $412	+0% $390	+5% $367	+10% $345
Rent	-10% $302	-5% $346	+0% $390	+5% $434	+10% $477
Rate	-1.0pp $429	-0.5pp $410	base $390	+0.5pp $369	+1.0pp $348

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $79,000 Active 186 DOM
2. 2026-06-19
   days on market $79,000 Active 184 DOM
3. 2026-06-18
   days on market $79,000 Active 183 DOM
4. 2026-06-17
   days on market $79,000 Active 182 DOM
5. 2026-06-16
   days on market $79,000 Active 181 DOM
6. 2026-06-15
   days on market $79,000 Active 180 DOM
7. 2026-06-14
   days on market $79,000 Active 178 DOM
8. 2026-06-12
   days on market $79,000 Active 177 DOM
9. 2026-06-09
   days on market $79,000 Active 174 DOM
10. 2026-06-08
    days on market $79,000 Active 173 DOM
11. 2026-06-07
    days on market $79,000 Active 172 DOM
12. 2026-06-07
    days on market $79,000 Active 171 DOM
13. 2026-06-03
    days on market $79,000 Active 168 DOM
14. 2026-06-02
    days on market $79,000 Active 167 DOM
15. 2026-06-01
    days on market $79,000 Active 166 DOM
16. 2026-05-31
    days on market $79,000 Active 165 DOM
17. 2026-05-31
    days on market $79,000 Active 164 DOM
18. 2026-05-17
    status Active 592-char remark

    Show marketing remark (592 chars)

    * Seller financing available * Welcome to 308 W Dunn St in the heart of Fulton, Indiana. This property offers a great opportunity for investors or buyers looking to add value with updates and improvements. The home provides small-town charm with convenient access to local amenities, schools, and major routes. The layout offers a functional living space with plenty of potential to customize to your vision. Whether you’re considering a fix-and-flip, rental property, or an affordable primary residence, this home presents a solid foundation to build equity. Please see agent remarks.

19. 2026-05-07
    status Active 592-char remark

    Show marketing remark (592 chars)

    * Seller financing available * Welcome to 308 W Dunn St in the heart of Fulton, Indiana. This property offers a great opportunity for investors or buyers looking to add value with updates and improvements. The home provides small-town charm with convenient access to local amenities, schools, and major routes. The layout offers a functional living space with plenty of potential to customize to your vision. Whether you’re considering a fix-and-flip, rental property, or an affordable primary residence, this home presents a solid foundation to build equity. Please see agent remarks.

20. 2026-05-07
    historical 592-char remark

    Show marketing remark (592 chars)

    * Seller financing available * Welcome to 308 W Dunn St in the heart of Fulton, Indiana. This property offers a great opportunity for investors or buyers looking to add value with updates and improvements. The home provides small-town charm with convenient access to local amenities, schools, and major routes. The layout offers a functional living space with plenty of potential to customize to your vision. Whether you’re considering a fix-and-flip, rental property, or an affordable primary residence, this home presents a solid foundation to build equity. Please see agent remarks.

21. 2026-04-15
    status Active 592-char remark

    Show marketing remark (592 chars)

    * Seller financing available * Welcome to 308 W Dunn St in the heart of Fulton, Indiana. This property offers a great opportunity for investors or buyers looking to add value with updates and improvements. The home provides small-town charm with convenient access to local amenities, schools, and major routes. The layout offers a functional living space with plenty of potential to customize to your vision. Whether you’re considering a fix-and-flip, rental property, or an affordable primary residence, this home presents a solid foundation to build equity. Please see agent remarks.

22. 2026-03-17
    status Active 592-char remark

    Show marketing remark (592 chars)

    * Seller financing available * Welcome to 308 W Dunn St in the heart of Fulton, Indiana. This property offers a great opportunity for investors or buyers looking to add value with updates and improvements. The home provides small-town charm with convenient access to local amenities, schools, and major routes. The layout offers a functional living space with plenty of potential to customize to your vision. Whether you’re considering a fix-and-flip, rental property, or an affordable primary residence, this home presents a solid foundation to build equity. Please see agent remarks.

23. 2026-02-21
    price $84,000 592-char remark

    Show marketing remark (592 chars)

    * Seller financing available * Welcome to 308 W Dunn St in the heart of Fulton, Indiana. This property offers a great opportunity for investors or buyers looking to add value with updates and improvements. The home provides small-town charm with convenient access to local amenities, schools, and major routes. The layout offers a functional living space with plenty of potential to customize to your vision. Whether you’re considering a fix-and-flip, rental property, or an affordable primary residence, this home presents a solid foundation to build equity. Please see agent remarks.

24. 2025-12-16
    listed $85,000 Active 592-char remark

    Show marketing remark (592 chars)

    * Seller financing available * Welcome to 308 W Dunn St in the heart of Fulton, Indiana. This property offers a great opportunity for investors or buyers looking to add value with updates and improvements. The home provides small-town charm with convenient access to local amenities, schools, and major routes. The layout offers a functional living space with plenty of potential to customize to your vision. Whether you’re considering a fix-and-flip, rental property, or an affordable primary residence, this home presents a solid foundation to build equity. Please see agent remarks.

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $570 · $47/mo
• Expected delta: +$102/yr (+$8/mo · 21.7%)

ⓘ 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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,305
• − Mortgage interest: −$4,425
• − Property taxes: −$468
• − Insurance: −$395
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,298
• Taxable income: $3,590
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,815/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: Caston School Corporation
• NCES district ID: 1801410
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $46,737
• Composite: 25.87/100
• National rank: #7346
• State rank: #238 of 301 in IN

Livability — Fulton

• Score: 61/100
• State rank: #501
• US rank: #17829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, IN
• City population: 290
• Population (ZIP): 290

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 19,013 · -2.7%
• By 2040: 17,959 · -8.1%
• By 2050: 17,038 · -12.8%
• By 2075: 15,117 · -22.6%
• By 2100: 13,179 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Italian 7% Polish 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+51.2) · D 23.7% · R 74.9% · Other 1.4%
• 2008→2024 swing: -35.2pp toward R · 2008: -16.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+48.2 2016: R+48.4 2012: R+33.2 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-1.2% since first listed

7 events — show timeline

• 2026-05-17 Relisted — IRMLS
• 2026-05-07 Relisted — IRMLS
• 2026-05-07 Delisted — IRMLS
• 2026-04-15 Relisted — IRMLS
• 2026-03-17 Relisted — IRMLS
• 2026-02-21 Price Changed $84,000 IRMLS
• 2025-12-16 Listed $85,000 IRMLS

Property tax history

+11.3%/yr

Latest (2024): $468 · -34.3% YoY. Source: county tax records.