5862 E Freelandville Rd · Oaktown, IN 47561

$135,000

3 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 11 Days on market

Built 1969 0.34 ac lot

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Why this score? — see what drove the C- 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 +18.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Schools +3.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this spacious 3 bedroom, 2 bath property offering the perfect combination of comfort, functionality, and outdoor living. The home features a practical floor plan with plenty of room for family and guests, creating an inviting space to relax and entertain. Step outside to enjoy the fully fenced backyard, ideal for children, pets, gatherings, or simply unwinding in your own private outdoor retreat. A standout feature of this property is the impressive large pole building equipped with its own 200-amp electrical service. Whether you need a workshop, storage for equipment and vehicles, or a hobby space, this versatile building provides endless possibilities. With its desirable f

Key facts

• Large pole building
• 0.34 acre lot
• Garage

Tags

• FULLY FENCED BACKYARD
• LARGE POLE BUILDING
• 200-AMP ELECTRICAL SERVICE

Property features AI

Exterior

• Parking: Has garage (1-car); Carport
• Utilities: Public water; Public sewer
• Home design: Single-family, site-built home; One-story
• Construction: Brick, vinyl siding, and wood siding exterior
• Exterior features: Chain link fencing; Outbuilding on the property

Interior

• Kitchen: Dishwasher; Refrigerator; Gas cooktop; Oven
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Gas cooktop; Oven; Gas water heater; Water heater; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (11.4% below list).
• Recommended offer: $120k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#649 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• North Knox School Corporation (rural): math 28% / reading 45% proficiency, ranked #186 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Knox Intermediate (math 33% / reading 41%, grade F, #550 of 994 statewide, top 57%, 388 students, 58% FRL); North Knox Jr-Sr High School (math 22% / reading 50%, grade F, #261 of 369 statewide, top 71%, 543 students, 56% FRL).
• Market conditions: 7 active listings in the ZIP; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (2.9% local appreciation)).
• Knox County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,568 (11.4% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $74,132
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Wolfe St	0.19mi	3/1.0	1,776 (+3%)	3mo	$239,000	$135	80
306 W Hubert St	0.74mi	4/1.0 (+1)	1,629 (-6%)	3mo	$65,000	$40	44
400 E 5th St	0.26mi	2/1.0 (-1)	1,502 (-13%)	22mo	$65,000	$43	39

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

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.64×
• Total profit: $24,027
• Equity at exit: $59,635

10-year hold

• IRR: 13.5%
• Equity multiple: 2.97×
• Total profit: $74,355
• Equity at exit: $91,084

Cash invested: $37,800 (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 47561

• Home prices YoY: 1.4%
• Active inventory: 7
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $139

Break-even live

Break-even rent $1,020

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $215	-5% $177	+0% $139	+5% $100	+10% $62
Rent	-10% $44	-5% $91	+0% $139	+5% $186	+10% $233
Rate	-1.0pp $207	-0.5pp $173	base $139	+0.5pp $104	+1.0pp $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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $135,000 Active 11 DOM
2. 2026-06-18
   days on market $135,000 Active 9 DOM
3. 2026-06-17
   days on market $135,000 Active 8 DOM
4. 2026-06-16
   days on market $135,000 Active 7 DOM
5. 2026-06-16
   price $135,000 Active 6 DOM
6. 2026-06-15
   days on market $164,900 Active 6 DOM
7. 2026-06-13
   days on market $164,900 Active 4 DOM
8. 2026-06-12
   days on market $164,900 Active 3 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $164,900 Active 1 DOM

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$323/yr (+$27/mo · 64.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,348
• − Mortgage interest: −$7,562
• − Property taxes: −$501
• − Insurance: −$675
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$3,927
• Taxable loss: −$613
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $1,810/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: North Knox School Corporation
• NCES district ID: 1807830
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $42,553
• Composite: 30.82/100
• National rank: #6139
• State rank: #186 of 301 in IN

Livability — Oaktown

• Score: 52/100
• State rank: #649
• US rank: #24704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oaktown, IN
• Population (ZIP): 1,293

Population outlook (Knox County) Hauer SSP2

• Today (2025): 37,092 people
• By 2030: 36,271 · -2.2%
• By 2040: 34,196 · -7.8%
• By 2050: 32,405 · -12.6%
• By 2075: 28,754 · -22.5%
• By 2100: 24,110 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+50.4) · D 24.0% · R 74.4% · Other 1.6%
• 2008→2024 swing: -43.9pp toward R · 2008: -6.5pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.4 2016: R+47.2 2012: R+28.9 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 207.4804
• 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

• 2026-06-05 Listed $164,900 IRMLS

Property tax history

+2.1%/yr

Latest (2024): $501 · -3.9% YoY. Source: county tax records.