11953 W Kenilworth Ln · Monticello, IN 47960

$73,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 18 Days on market

Built 1967 3,005 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great starter home! This home is a 3 bedroom and 1 bath ranch style home. It has hardwood floors and some carpet through out the home that was put in not that long ago. This home offers a lot of space and has a privacy setting. Across the street is corn fields! The garage door is new and the garage is attached to the house. There is also a nice porch area with a over hang for shade and for entertaining cookouts. You have just a short walk to lake Freeman! Come check this home out and see what personal touches you can add to call it HOME!

Key facts

• Porch area
• Ranch style home
• Hardwood floors

Tags

• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• PORCH AREA
• SHORT DISTANCE TO LAKE FREEMAN
• RANCH STYLE HOME

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Attached 2-car garage
• Security:
• Utilities: Private well water
• Home design: Single-family site-built home; One story
• Construction: Wood siding exterior
• Exterior features: Level lot; Lot dimensions approximately 23 x 130

Interior

• Kitchen:
• Bedrooms: Total of 6 rooms (bedrooms and living areas combined)
• Flooring:
• Bathrooms: One full bathroom located on the main level
• Heating & cooling: Natural gas forced-air heating; Wall cooling unit(s)
• Interior features: One fireplace located in the den; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.2% 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: Oaklawn Elementary School (math 47% / reading 42%, grade F, #379 of 994 statewide, top 41%, 348 students, 67% 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 64% FRL vs 41% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 224 active listings in the ZIP; 32 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $505 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carroll County population projected at -14% 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago 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 $71,905 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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: 1.90% ✓
• Cap rate: 17.22%
• Cash-on-cash: 39.01%
• DSCR: 2.74
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $356,928
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10984 N Lower Lake Shore Dr	0.23mi	3/1.0	1,250 (+0%)	23mo	$323,000	$258	70
10330 N 1200 W	0.39mi	3/1.5	1,328 (+6%)	1mo	$449,900	$339	68
10509 N Lakeview Dr	0.28mi	2/1.5 (-1)	1,332 (+7%)	12mo	$377,000	$283	59
11208 N Lower Lakeshore Dr	0.48mi	3/1.5	1,288 (+3%)	22mo	$465,000	$361	52
11024 N Quiet Water Cir	0.31mi	3/2.0	1,348 (+8%)	21mo	$385,000	$286	51
5767 E Cedar Point Ct	0.42mi	2/2.0 (-1)	1,380 (+11%)	10mo	$355,000	$257	45
2719 S Airport Rd	0.47mi	3/2.0	1,090 (-13%)	10mo	$325,000	$298	45
2715 S Airport Rd	0.44mi	2/2.0 (-1)	1,400 (+12%)	10mo	$321,000	$229	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 35.2%
• Equity multiple: 2.49×
• Total profit: $30,469
• Equity at exit: $10,885

10-year hold

• IRR: 42.0%
• Equity multiple: 4.96×
• Total profit: $80,936
• Equity at exit: $6,312

Cash invested: $20,440 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $664

Break-even live

Break-even rent $550

Max offer price $73,000

Occupancy floor 47%

Sensitivity live

Price	-10% $706	-5% $685	+0% $664	+5% $644	+10% $623
Rent	-10% $555	-5% $610	+0% $664	+5% $719	+10% $774
Rate	-1.0pp $701	-0.5pp $683	base $664	+0.5pp $646	+1.0pp $626

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $73,000 Active 18 DOM
2. 2026-06-21
   days on market $73,000 Active 17 DOM
3. 2026-06-18
   days on market $73,000 Active 15 DOM
4. 2026-06-17
   days on market $73,000 Active 14 DOM
5. 2026-06-16
   days on market $73,000 Active 13 DOM
6. 2026-06-15
   days on market $73,000 Active 12 DOM
7. 2026-06-13
   days on market $73,000 Active 10 DOM
8. 2026-06-12
   days on market $73,000 Active 9 DOM
9. 2026-06-09
   days on market $73,000 Active 6 DOM
10. 2026-06-08
    days on market $73,000 Active 5 DOM
11. 2026-06-07
    days on market $73,000 Active 4 DOM
12. 2026-06-07
    remarks 642-char remark
13. 2026-06-07
    days on market $73,000 Active 3 DOM
14. 2026-06-04
    remarks 565-char remark
15. 2026-06-04
    listed $73,000 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: $251 · $21/mo
• Projected year-2 tax: $436 · $36/mo
• Expected delta: +$185/yr (+$15/mo · 73.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°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: $16,687
• − Mortgage interest: −$4,089
• − Property taxes: −$251
• − Insurance: −$365
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$2,124
• Taxable income: $7,189
• Est. tax owed @ 24.0%: −$1,725
• After-tax cash flow: $6,248/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 (Carroll County) Hauer SSP2

• Today (2025): 19,409 people
• By 2030: 18,970 · -2.3%
• By 2040: 17,934 · -7.6%
• By 2050: 16,753 · -13.7%
• By 2075: 14,084 · -27.4%
• By 2100: 11,350 · -41.5%

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 · Carroll

• 2024 margin: Solid R (+52.1) · D 23.1% · R 75.2% · Other 1.7%
• 2008→2024 swing: -39.3pp toward R · 2008: -12.8pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+51.2 2016: R+50.9 2012: R+30.3 2008: R+12.8

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

+4.4% since first listed

7 events — show timeline

• 2026-06-03 Listed $73,000 IRMLS
• 2026-04-13 Sold (Public Records) $94,977 Public Records
• 2020-11-06 Sold (MLS) $89,900 IRMLS
• 2020-07-07 Listed $89,900 IRMLS
• 2019-06-03 Sold (MLS) $74,000 IRMLS
• 2019-04-09 Listed $69,900 IRMLS
• 2018-03-19 Listed $69,900 IRMLS

Property tax history

+15.0%/yr

Latest (2025): $251 · +51.3% YoY. Source: county tax records.