170 N Main St · Rosedale, IN 47874

$63,500

1 bd · 1.0 ba · 746 sqft · SingleFamily public records · 73 Days on market

Built 1890 0.28 ac lot ↓ 7% 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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover this charming 2-bedroom home nestled in a friendly small-town community. Set on a generous lot, it offers plenty of outdoorspace to garden, play, or simply relax, along with a detached garage perfect for storage or your next project. Enjoy peaceful mornings orunwind after a long day on the cozy back porch — the ideal spot for coffee, conversation, or quiet reflection. Known for its strong familyvalues and excellent schools, this community is a wonderful place to put down roots and enjoy small-town living at its best. Recentupdates include new siding and windows installed within the last two years. Priced below the seller’s most recent appraisal, this homeoffers both com

Key facts

• Recent updates
• Generous lot
• New siding

Tags

• DETACHED GARAGE
• RECENT UPDATES
• NEW SIDING
• NEW WINDOWS
• GENEROUS LOT

Property features AI

Exterior

• Parking: Detached gravel garage; 1 garage space
• Utilities: Public sewer
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding; Rolled/Hot Mop roof; Shingle roof
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Electric range; Electric oven; Refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window cooling unit(s)
• Interior features: Dryer; Electric range; Electric oven; Refrigerator; Washer; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($796 rent vs $64k).
• Recommended offer: $60k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#509 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, amenities F.
• Southwest Parke Community School Corporation (rural): math 34% / reading 36% proficiency, ranked #195 of 301 in IN (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rosedale Elementary School (math 42% / reading 32%, grade F, #550 of 994 statewide, top 57%, 312 students, 53% FRL); Riverton Parke Jr-Sr High School (math 23% / reading 39%, grade F, #303 of 369 statewide, top 82%, 472 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 61 units permitted in Parke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($439 loan paydown + $6k appreciation (10.0% local appreciation)).
• Parke County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 73 days — a 6% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,690 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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: 1.25% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.69×
• Total profit: $47,768
• Equity at exit: $57,206

10-year hold

• IRR: 29.8%
• Equity multiple: 8.33×
• Total profit: $130,307
• Equity at exit: $123,367

Cash invested: $17,780 (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 47874

• Home prices YoY: 9.2%
• Active inventory: 17
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $796 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $207

Break-even live

Break-even rent $534

Max offer price $63,500

Occupancy floor 69%

Sensitivity live

Price	-10% $243	-5% $225	+0% $207	+5% $189	+10% $171
Rent	-10% $144	-5% $176	+0% $207	+5% $238	+10% $270
Rate	-1.0pp $239	-0.5pp $223	base $207	+0.5pp $191	+1.0pp $174

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $63,500 Active 73 DOM
2. 2026-06-19
   days on market $63,500 Active 71 DOM
3. 2026-06-18
   days on market $63,500 Active 70 DOM
4. 2026-06-17
   days on market $63,500 Active 69 DOM
5. 2026-06-16
   days on market $63,500 Active 68 DOM
6. 2026-06-15
   days on market $63,500 Active 67 DOM
7. 2026-06-14
   days on market $63,500 Active 65 DOM
8. 2026-06-13
   days on market $63,500 Active 64 DOM
9. 2026-06-10
   days on market $63,500 Active 62 DOM
10. 2026-06-09
    days on market $63,500 Active 61 DOM
11. 2026-06-08
    days on market $63,500 Active 60 DOM
12. 2026-06-07
    days on market $63,500 Active 59 DOM
13. 2026-06-03
    days on market $63,500 Active 55 DOM
14. 2026-06-02
    days on market $63,500 Active 54 DOM
15. 2026-06-01
    days on market $63,500 Active 53 DOM
16. 2026-05-31
    days on market $63,500 Active 52 DOM
17. 2026-05-30
    days on market $63,500 Active 51 DOM
18. 2026-05-18
    price $63,500
19. 2026-04-13
    status Active
20. 2026-04-06
    status Pending
21. 2026-04-01
    listed $60,000 Active
22. 2025-12-11
    price $60,000
23. 2025-11-03
    listed $68,000 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: $752 · $63/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,557
• − Mortgage interest: −$3,557
• − Property taxes: −$752
• − Insurance: −$318
• − Repairs & maintenance: −$765
• − Management: −$765
• − Depreciation: −$1,847
• Taxable income: $1,553
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $2,111/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: Southwest Parke Community School Corporation
• NCES district ID: 1810900
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $42,288
• Composite: 29.61/100
• National rank: #6474
• State rank: #195 of 301 in IN

Livability — Rosedale

• Score: 61/100
• State rank: #509
• US rank: #18028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosedale, IN
• Population (ZIP): 2,950

Population outlook (Parke County) Hauer SSP2

• Today (2025): 15,937 people
• By 2030: 15,467 · -2.9%
• By 2040: 14,793 · -7.2%
• By 2050: 14,318 · -10.2%
• By 2075: 13,484 · -15.4%
• By 2100: 12,236 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 4% Romanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Parke

• 2024 margin: Solid R (+56.9) · D 20.6% · R 77.5% · Other 1.9%
• 2008→2024 swing: -42.8pp toward R · 2008: -14.1pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+55.5 2016: R+52.0 2012: R+32.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.87%
• Current HPI: 225.1441
• 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

-6.6% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $63,500 THAAR
• 2026-04-13 Relisted — THAAR
• 2026-04-06 Pending — THAAR
• 2026-04-01 Listed $60,000 THAAR
• 2025-12-11 Price Changed $60,000 THAAR
• 2025-11-03 Listed $68,000 THAAR

Property tax history

+2.6%/yr

Latest (2024): $752 · +11.8% YoY. Source: county tax records.