4290 E 100 N · Monticello, IN 47960

$99,900

3 bd · 1.5 ba · 3,792 sqft · SingleFamily public records · 31 Days on market

Built 1986 3.00 ac lot $26/sqft · 71% below area Est $176k · 43% under

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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 +8.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PUBLISHED MINIMUM BID AUCTION. ONLINE BIDDING NOW OPEN! Here is a unique Monticello property ready for you to make your own! Setting on a 3-acre lot, this property has a large single-family home, a mobile home and a large barn. The single-family one and a half story home was built in 1986 and has 3796 square feet of living space with 3 bedrooms and 2 baths, an attached garage, and views of a small pond from the back porch. The home has many modern updates from new flooring and new paint. For additional living space, there is a mobile home on the property featuring 3 bedrooms and 1.5 baths. Then for all your storage needs is a pole barn that was built in 1971 that is 40' x 72' and has a concrete floor. This three-acre property offers a lot of potential for a new owner to make their own, so do not miss this opportunity at auction! Taxes 2025 Pay 2026: $1197.80 (with exemptions).

Key facts

• Views of pond
• 3 acre lot
• Modern updates

Tags

• 3 ACRE LOT
• LARGE BARN
• VIEWS OF POND
• MODERN UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.4% in Monticello — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#141 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Twin Lakes School Corporation (town): math 39% / reading 46% proficiency, ranked #116 of 301 in IN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Meadowlawn Elementary School (math 36% / reading 37%, grade F, #571 of 994 statewide, top 58%, 567 students, 56% FRL); Roosevelt Middle School (math 38% / reading 47%, grade D-, #98 of 330 statewide, top 30%, 523 students, 67% FRL); Twin Lakes Senior High School (math 37% / reading 62%, grade D, #123 of 369 statewide, top 36%, 674 students, 59% FRL) — zoned schools average 60% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 224 active listings in the ZIP; 47 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• White County population projected at -19% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (median comp): $176,000
• List price: $99,900
• Delta: -43.24%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.43×
• Total profit: $12,124
• Equity at exit: $14,895

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $47,008
• Equity at exit: $8,638

Cash invested: $27,972 (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 47960

• Home prices YoY: -17.8%
• Active inventory: 224
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $445

Break-even live

Break-even rent $827

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $501	-5% $473	+0% $445	+5% $416	+10% $388
Rent	-10% $335	-5% $390	+0% $445	+5% $499	+10% $554
Rate	-1.0pp $495	-0.5pp $470	base $445	+0.5pp $419	+1.0pp $392

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-17
   days on marketlisting id $99,900 Pending 31 DOM
2. 2026-05-15
   status Pending 890-char remark

   Show marketing remark (889 chars)

   PUBLISHED MINIMUM BID AUCTION. ONLINE BIDDING NOW OPEN! Here is a unique Monticello property ready for you to make your own! Setting on a 3-acre lot, this property has a large single-family home, a mobile home and a large barn. The single-family one and a half story home was built in 1986 and has 3796 square feet of living space with 3 bedrooms and 2 baths, an attached garage, and views of a small pond from the back porch. The home has many modern updates from new flooring and new paint. For additional living space, there is a mobile home on the property featuring 3 bedrooms and 1.5 baths. Then for all your storage needs is a pole barn that was built in 1971 that is 40' x 72' and has a concrete floor. This three-acre property offers a lot of potential for a new owner to make their own, so do not miss this opportunity at auction! Taxes 2025 Pay 2026: 1197.80 (with exemptions).

3. 2026-05-15
   status Pending 889-char remark

   Show marketing remark (889 chars)

   PUBLISHED MINIMUM BID AUCTION. ONLINE BIDDING NOW OPEN! Here is a unique Monticello property ready for you to make your own! Setting on a 3-acre lot, this property has a large single-family home, a mobile home and a large barn. The single-family one and a half story home was built in 1986 and has 3796 square feet of living space with 3 bedrooms and 2 baths, an attached garage, and views of a small pond from the back porch. The home has many modern updates from new flooring and new paint. For additional living space, there is a mobile home on the property featuring 3 bedrooms and 1.5 baths. Then for all your storage needs is a pole barn that was built in 1971 that is 40' x 72' and has a concrete floor. This three-acre property offers a lot of potential for a new owner to make their own, so do not miss this opportunity at auction! Taxes 2025 Pay 2026: 1197.80 (with exemptions).

4. 2026-04-12
   listed $99,900 Active 890-char remark

   Show marketing remark (890 chars)

   PUBLISHED MINIMUM BID AUCTION. ONLINE BIDDING NOW OPEN! Here is a unique Monticello property ready for you to make your own! Setting on a 3-acre lot, this property has a large single-family home, a mobile home and a large barn. The single-family one and a half story home was built in 1986 and has 3796 square feet of living space with 3 bedrooms and 2 baths, an attached garage, and views of a small pond from the back porch. The home has many modern updates from new flooring and new paint. For additional living space, there is a mobile home on the property featuring 3 bedrooms and 1.5 baths. Then for all your storage needs is a pole barn that was built in 1971 that is 40' x 72' and has a concrete floor. This three-acre property offers a lot of potential for a new owner to make their own, so do not miss this opportunity at auction! Taxes 2025 Pay 2026: $1197.80 (with exemptions).

5. 2026-04-11
   listed $99,900 Active 889-char remark

   Show marketing remark (889 chars)

   PUBLISHED MINIMUM BID AUCTION. ONLINE BIDDING NOW OPEN! Here is a unique Monticello property ready for you to make your own! Setting on a 3-acre lot, this property has a large single-family home, a mobile home and a large barn. The single-family one and a half story home was built in 1986 and has 3796 square feet of living space with 3 bedrooms and 2 baths, an attached garage, and views of a small pond from the back porch. The home has many modern updates from new flooring and new paint. For additional living space, there is a mobile home on the property featuring 3 bedrooms and 1.5 baths. Then for all your storage needs is a pole barn that was built in 1971 that is 40' x 72' and has a concrete floor. This three-acre property offers a lot of potential for a new owner to make their own, so do not miss this opportunity at auction! Taxes 2025 Pay 2026: 1197.80 (with exemptions).

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,052 · $88/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 17 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: $16,674
• − Mortgage interest: −$5,596
• − Property taxes: −$1,052
• − Insurance: −$500
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$2,906
• Taxable income: $3,953
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $4,386/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: Twin Lakes School Corporation
• NCES district ID: 1811580
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $48,963
• Composite: 36.44/100
• National rank: #4666
• State rank: #116 of 301 in IN

Livability — Monticello

• Score: 71/100
• State rank: #141
• US rank: #7278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,313

Population outlook (White County) Hauer SSP2

• Today (2025): 23,006 people
• By 2030: 22,204 · -3.5%
• By 2040: 20,441 · -11.1%
• By 2050: 18,711 · -18.7%
• By 2075: 14,989 · -34.8%
• By 2100: 10,896 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+45.0) · D 26.4% · R 71.4% · Other 2.2%
• 2008→2024 swing: -36.7pp toward R · 2008: -8.3pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+44.1 2016: R+42.9 2012: R+23.6 2008: R+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.85%
• Current HPI: 243.8468
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-15 Pending — IRMLS
• 2026-05-15 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-12 Listed $99,900 IRMLS
• 2026-04-11 Listed $99,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2024): $1,052 · +4.2% YoY. Source: county tax records.