222 S Maple St · Osgood, IN 47037

$109,900

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 44 Days on market

Built 1900 $126/sqft · 20% below area Est $137k · 20% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Appreciation +10.0/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTORS SPECIAL!!!! This 2 bedroom 1 bath home that is conveniently located in the heart of Osgood. Priced to sell, the possibilities are endless with this home. Schedule your showing today before its gone. .. .

Key facts

• Built 1900
• Listed 44 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One level / single-story
• Construction: Vinyl siding
• Exterior features: Shingle roof; Irregular lot dimensions

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: Electric water heater; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-12 ($-146/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (22.2% below list).
• Recommended offer: $85k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#134 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Jac-Cen-Del Community School Corporation (rural): math 32% / reading 40% proficiency, ranked #185 of 301 in IN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jac-Cen-Del Elementary School (math 36% / reading 36%, grade F, #577 of 994 statewide, top 59%, 390 students, 55% FRL); Jac-Cen-Del Ms/Hs (math 27% / reading 42%, grade F, #270 of 369 statewide, top 77%, 383 students, 49% FRL) — zoned schools average 52% FRL vs 33% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 110 units permitted in Ripley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Ripley 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (12%) 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 $85,483 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.78% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (median comp): $137,337
• List price: $109,900
• Delta: -19.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 N Walnut St	0.30mi	2/1.0	956 (+10%)	4mo	$172,500	$180	67
111 Harlan Ave	0.43mi	2/1.0	912 (+5%)	9mo	$172,000	$189	65
607 S Buckeye St	0.33mi	3/1.0 (+1)	936 (+7%)	7mo	$140,000	$150	62
127 Harlan St	0.45mi	2/1.0	840 (-4%)	23mo	$110,000	$131	54
205 Wilmer St	0.59mi	3/1.0 (+1)	960 (+10%)	7mo	$177,000	$184	45
210 Wilmer St	0.61mi	2/1.0	999 (+15%)	20mo	$118,500	$119	30

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

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $59,050
• Equity at exit: $99,007

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $174,438
• Equity at exit: $213,512

Cash invested: $30,772 (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 47037

• Home prices YoY: 5.4%
• Active inventory: 18
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-12

Break-even live

Break-even rent $870

Max offer price $107,756

Occupancy floor 96%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 44 DOM
2. 2026-06-17
   days on market $109,900 Active 43 DOM
3. 2026-06-16
   days on market $109,900 Active 42 DOM
4. 2026-06-16
   price $109,900 Active 41 DOM
5. 2026-06-15
   days on market $119,900 Active 41 DOM
6. 2026-06-13
   days on market $119,900 Active 39 DOM
7. 2026-06-12
   days on market $119,900 Active 38 DOM
8. 2026-06-09
   days on market $119,900 Active 35 DOM
9. 2026-06-08
   days on market $119,900 Active 34 DOM
10. 2026-06-07
    days on market $119,900 Active 33 DOM
11. 2026-06-05
    days on market $119,900 Active 31 DOM
12. 2026-06-04
    days on market $119,900 Active 29 DOM
13. 2026-06-02
    days on market $119,900 Active 28 DOM
14. 2026-06-01
    days on market $119,900 Active 27 DOM
15. 2026-05-31
    days on market $119,900 Active 26 DOM
16. 2026-05-31
    days on market $119,900 Active 25 DOM
17. 2026-05-05
    listed $124,900 Active 213-char remark
18. 2014-05-15
    listed $39,900

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$75/yr (+$6/mo · 9.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,258
• − Mortgage interest: −$6,156
• − Property taxes: −$784
• − Insurance: −$550
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$3,197
• Taxable loss: −$2,070
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $351/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: Jac-Cen-Del Community School Corporation
• NCES district ID: 1804800
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $46,674
• Composite: 30.83/100
• National rank: #6133
• State rank: #185 of 301 in IN

Livability — Osgood

• Score: 71/100
• State rank: #134
• US rank: #6966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osgood, IN
• Population (ZIP): 4,289

Population outlook (Ripley County) Hauer SSP2

• Today (2025): 28,713 people
• By 2030: 28,400 · -1.1%
• By 2040: 27,288 · -5.0%
• By 2050: 25,691 · -10.5%
• By 2075: 22,222 · -22.6%
• By 2100: 17,965 · -37.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Asian 2% Two or more races 1%
• Common ancestry: Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Ripley

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.1% · Other 1.2%
• 2008→2024 swing: -31.9pp toward R · 2008: -29.6pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.5 2016: R+57.4 2012: R+38.6 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.68%
• Current HPI: 267.94
• 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

+175.4% since first listed

4 events — show timeline

• 2026-06-15 Price Changed $109,900 SEIBR
• 2026-05-19 Price Changed $119,900 SEIBR
• 2026-05-05 Listed $124,900 SEIBR
• 2014-05-15 Listed $39,900 SEIBR

Property tax history

+2.1%/yr

Latest (2024): $784 · +0.0% YoY. Source: county tax records.