706 N Main St · Dunkirk, IN 47336

$94,900

2 bd · 1.0 ba · 1,012 sqft · SingleFamily · 5 Days on market

Built 1940 Fair condition 10,454 sqft lot Est $75k · 27% over ↓ 5% since listing

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Why this score? — see what drove the D+ 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 +18.0/30.0
• Appreciation +6.8/10.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks

Really Nice Bungalow Home on Corner lot in the Peaceful Town of Dunkirk. Needs a little TLC, but otherwise, move in ready. One car attached garage with opener. Large Enclosed back porch overlooking a GREAT back yard, with a storage Shed. This home has been priced to sell Immediately, so don't miss out. Sold As-Is, Seller will make no Repairs, or Improvements.

Key facts

• Enclosed back porch
• Storage shed
• Move in ready

Tags

• CORNER LOT
• ENCLOSED BACK PORCH
• STORAGE SHED
• MOVE IN READY

Property features AI

Finance

• Financial info: Annual taxes listed (see listing for amount)
• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding and frame construction; Shingle roof; Residential zoning; Fronts/faces N Main St (address on N Main St)
• Construction: Built with frame construction and vinyl siding; Shingle roof
• Exterior features: Covered, enclosed porch; Porch; Shed(s); Corner lot; Paved road access

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Bedroom on the first level
• Flooring: Carpet in living areas and bedrooms; Tile in dining room and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Main-level primary bedroom; Utility room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $82 ($987/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 $93k (1.6% below list).
• Recommended offer: $93k (1.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#404 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, health & safety D, amenities F.
• Blackford County Schools (town): math 37% / reading 41% proficiency, ranked #164 of 301 in IN (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 9 units permitted in Blackford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($656 loan paydown + $3k appreciation (3.6% local appreciation)).
• Blackford County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,423 (1.6% 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 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $74,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
651 N Hickory St	0.04mi	2/1.0	966 (-4%)	11mo	$15,000	$16	81
709 N Main St	0.04mi	3/1.0 (+1)	918 (-9%)	7mo	$65,000	$71	72
607 Hart Dr	0.30mi	3/1.5 (+1)	1,053 (+4%)	2mo	$145,000	$138	71
223 Mount Auburn St	0.28mi	2/1.0	986 (-3%)	17mo	$37,000	$38	69
434 N Main St	0.19mi	3/1.0 (+1)	1,146 (+13%)	3mo	$91,000	$79	62
710 N Elm Street St	0.12mi	3/1.0 (+1)	912 (-10%)	17mo	$114,500	$126	59
324 W Jay St	0.66mi	3/1.0 (+1)	1,038 (+3%)	2mo	$163,000	$157	58
355 E North St	0.47mi	2/1.0	872 (-14%)	0mo	$40,000	$46	55
210 W Center St	0.37mi	1/0.5 (-1)	913 (-10%)	7mo	$10,000	$11	53
156 E Grand St	0.67mi	2/1.0	980 (-3%)	14mo	$72,500	$74	52
120 W Sam St	0.59mi	2/1.0	896 (-12%)	2mo	$60,000	$67	51
224 W Center St	0.37mi	2/1.0	892 (-12%)	24mo	$91,000	$102	43

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

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.75×
• Total profit: $19,935
• Equity at exit: $46,132

10-year hold

• IRR: 14.3%
• Equity multiple: 3.25×
• Total profit: $59,744
• Equity at exit: $73,911

Cash invested: $26,572 (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 47336

• Home prices YoY: 1.6%
• Active inventory: 34
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $82

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 86%

Sensitivity live

Price	-10% $148	-5% $115	+0% $82	+5% $49	+10% $17
Rent	-10% $8	-5% $45	+0% $82	+5% $119	+10% $156
Rate	-1.0pp $130	-0.5pp $106	base $82	+0.5pp $58	+1.0pp $33

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $94,900 Active 5 DOM
2. 2026-06-18
   days on market $94,900 Active 4 DOM
3. 2026-06-17
   days on market $94,900 Active 3 DOM
4. 2026-06-16
   days on market $94,900 Active 2 DOM
5. 2026-06-15
   pricedays on marketlisting id $94,900 Active 1 DOM
6. 2026-06-03
   days on market $89,900 Active 91 DOM
7. 2026-06-02
   pricedays on market $89,900 Active 90 DOM
8. 2026-06-01
   days on market $94,900 Active 89 DOM
9. 2026-05-31
   days on market $94,900 Active 88 DOM
10. 2026-05-30
    days on market $94,900 Active 87 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,211
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,761
• Taxable loss: −$558
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,120/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 · 6 photos

Fair 45/100 Moderate rehab

This bungalow home requires significant repairs and updates to improve its condition and value. The roof, exterior siding, interior walls, and bathroom fixtures are in poor condition and need major attention.

Repairs flagged

• Major roof — Signs of wear and possible damage
• Major exterior siding — Weathered and in poor condition
• Major interior walls — Signs of wear and possible damage
• Major bathroom fixtures — Dated and in need of replacement

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal
• Resale Replace carpeted flooring — New flooring can enhance the home's overall appearance
• Resale Paint interior walls — Fresh paint can make the interior look more modern and inviting
• Resale Replace bathroom fixtures — Modern fixtures can improve the home's appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and possible damage	Major	$15,000–50,000
exterior siding · Weathered and in poor condition	Major	$15,000–50,000
interior walls · Signs of wear and possible damage	Major	$15,000–50,000
bathroom fixtures · Dated and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal ↑
• Resale Replace carpeted flooring — New flooring can enhance the home's overall appearance ↑
• Resale Paint interior walls — Fresh paint can make the interior look more modern and inviting ↑
• Resale Replace bathroom fixtures — Modern fixtures can improve the home's appeal and functionality ↑

ⓘ 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: Blackford County Schools
• NCES district ID: 1800570
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $39,653
• Composite: 32.67/100
• National rank: #5656
• State rank: #164 of 301 in IN

Livability — Dunkirk

• Score: 64/100
• State rank: #404
• US rank: #14764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunkirk, IN
• Population (ZIP): 2,793

Population outlook (Blackford County) Hauer SSP2

• Today (2025): 11,183 people
• By 2030: 10,542 · -5.7%
• By 2040: 9,292 · -16.9%
• By 2050: 8,176 · -26.9%
• By 2075: 6,549 · -41.4%
• By 2100: 5,636 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 4% Slovak 2% Scotch-Irish 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Blackford

• 2024 margin: Solid R (+50.3) · D 23.9% · R 74.2% · Other 1.9%
• 2008→2024 swing: -50.1pp toward R · 2008: -0.2pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.1 2016: R+43.7 2012: R+16.5 2008: R+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.64%
• Current HPI: 238.768
• 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

-5.0% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $94,900 SIRA
• 2026-03-04 Listed $99,900 SIRA