1924 W Memorial Dr · Muncie, IN 47302

$85,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 38 Days on market

Built 1960 Est $109k · 22% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom, one bath home with separate laundry and central air. All the rooms are generously sized covered rear porch. Off street parking in the rear. For sale as is.

Key facts

• Off street parking
• Separate laundry
• Central air

Tags

• SEPARATE LAUNDRY
• CENTRAL AIR
• COVERED REAR PORCH
• OFF STREET PARKING

Property features AI

Finance

• Other: - No additional amenity information provided
• Financial info: - Financial details not provided
• HOA & community: - HOA/community details not provided

Exterior

• Parking: - Parking details not provided
• Security: - Security details not provided
• Utilities: - Utility details not provided
• Home design: - Built in 1960; - Single-family property (specific number of stories not provided)
• Construction: - 1960 construction; - Living area approximately 1,092 (living area value provided)
• Exterior features: - Located in the Thomas Park - Avondale subdivision

Interior

• Kitchen: - Kitchen details not provided
• Bedrooms: - Bedroom count not provided
• Flooring: - Flooring details not provided
• Bathrooms: - Bathroom count not provided
• Heating & cooling: - Heating and cooling details not provided
• Interior features: - No interior details available
• Laundry & utility: - Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 6.0% in Muncie — 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 80/100 on livability (#18 in IN, #1,654 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment F.
• Muncie Community Schools (urban): math 18% / reading 25% proficiency, ranked #275 of 301 in IN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 148 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Delaware County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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.
• Current owner paid $25k; list at $85k implies a 240% gain — meaningful room to come down on a strong offer.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $109,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1913 W 10th St	0.09mi	2/1.0 (-1)	1,052 (-4%)	4mo	$95,000	$90	81
1514 W Memorial Dr	0.22mi	2/1.5 (-1)	1,056 (-3%)	0mo	$85,000	$80	77
1400 W 13th St	0.37mi	3/1.5	1,124 (+3%)	0mo	$104,900	$93	76
2233 W 11th St	0.23mi	3/1.5	1,034 (-5%)	4mo	$125,000	$121	75
2504 W 8th St	0.44mi	3/1.0	1,116 (+2%)	3mo	$115,000	$103	74
2003 S Phillip Dr	0.51mi	3/1.0	1,100 (+1%)	3mo	$125,000	$114	73
2224 S Hoyt Ave	0.44mi	3/1.0	1,152 (+6%)	0mo	$26,500	$23	70
2320 W 10th St	0.32mi	3/1.0	960 (-12%)	3mo	$73,000	$76	63
1437 W 10th St	0.29mi	4/1.0 (+1)	1,240 (+14%)	4mo	$124,900	$101	56
1436 W 14th St	0.31mi	2/1.0 (-1)	952 (-13%)	5mo	$95,000	$100	55
1601 S Clark St	0.47mi	3/1.0	1,240 (+14%)	2mo	$140,000	$113	54
802 W 13th St	0.71mi	2/1.0 (-1)	1,040 (-5%)	2mo	$92,000	$88	52

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 · 6.11% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.28×
• Total profit: $6,722
• Equity at exit: $12,674

10-year hold

• IRR: 18.9%
• Equity multiple: 2.81×
• Total profit: $43,058
• Equity at exit: $7,349

Cash invested: $23,800 (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 47302

• Home prices YoY: -12.6%
• Rents YoY: 6.1%
• Active inventory: 148
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $267

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 W 15th St Muncie, IN	3.0	1.0	1026	$1,275	$1.24	43d	1	0.25mi
2800 W Memorial Dr Muncie, IN	3.0	2.0	1216	$1,139	$0.94	43d	1	0.59mi
815 W Memorial Dr Muncie, IN	2.0	1.0	800	$750	$0.94	43d	1	0.67mi
2015 W Godman Ave Muncie, IN	2.0	1.0	900	$985	$1.09	43d	7	0.71mi
1609 S Gharkey St Muncie, IN	2.0	1.0	744	$750	$1.01	43d	1	0.75mi
1001 W 1st St Unit 1 Muncie, IN	3.0	1.5	1098	$875	$0.80	43d	1	0.85mi
509 W 8th St Muncie, IN	3.0	1.0	1008	$1,325	$1.31	43d	1	0.88mi
309 S McKinley Ave Muncie, IN	2.0	1.0	875	$1,100	$1.26	43d	1	0.88mi
1719 W Adams St Muncie, IN	2.0	1.0	1159	$1,000	$0.86	43d	1	0.90mi
415 W 9th St Muncie, IN	2.0	1.0	705	$925	$1.31	43d	1	0.94mi
319 W 10th St Muncie, IN	2.0	1.0	869	$885	$1.02	43d	1	0.99mi
1409 W Jackson St Muncie, IN	2.0	1.0	811	$844	$1.04	43d	1	0.99mi
301 W 13th St Muncie, IN	1.0–2.0	1.0	725	$844	$1.16	43d	1	1.01mi
2106 W Main St Muncie, IN	3.0	1.0	1036	$1,209	$1.17	43d	1	1.05mi
206 W 13th St Muncie, IN	2.0	1.0	992	$900	$0.91	43d	1	1.06mi
106 N McKinley Ave Muncie, IN	2.0	1.0	996	$1,024	$1.03	43d	2	1.06mi
216 N McKinley Ave Muncie, IN	1.0–2.0	1.0	679	$825	$1.22	43d	3	1.13mi
1525 S Walnut St Unit 11 Muncie, IN	2.0	1.0	800	$775	$0.97	43d	1	1.14mi
417 S Council St Muncie, IN	3.0	1.0	1132	$1,025	$0.91	43d	1	1.15mi
907 W Main St Apt 1 Muncie, IN	2.0	1.0	750	$775	$1.03	43d	1	1.20mi
2316 S Walnut St Muncie, IN	3.0	1.0	956	$1,100	$1.15	43d	1	1.21mi
514 W Charles St Muncie, IN	2.0	1.0	1062	$800	$0.75	43d	1	1.21mi
412 W Howard St Muncie, IN	3.0	1.0	1300	$1,000	$0.77	43d	1	1.22mi
906 W Main St Muncie, IN	1.0–2.0	1.0	712	$995	$1.40	43d	3	1.22mi
402 N Calvert St Muncie, IN	2.0	1.0–1.5	720	$899	$1.25	43d	5	1.25mi
522 W Adams St Muncie, IN	2.0	1.0	750	$810	$1.08	43d	6	1.26mi
301 E Memorial Dr Muncie, IN	3.0	1.5	1172	$1,099	$0.94	43d	1	1.28mi
326 W Charles St Muncie, IN	2.0	1.0	836	$1,300	$1.56	43d	1	1.29mi
1501 W University Ave Muncie, IN	2.0–3.0	1.0	794	$1,125	$1.42	43d	1	1.30mi
1721 S Elm St Muncie, IN	2.0	1.0	940	$925	$0.98	43d	1	1.31mi
519 N Dill St Muncie, IN	1.0–2.0	1.0	900	$1,125	$1.25	43d	7	1.35mi
400 W Washington St Unit 213 Muncie, IN	2.0	2.0	1009	$1,200	$1.19	43d	1	1.43mi
701 N Dicks St Unit 1&3 Muncie, IN	2.0	1.5	920	$1,580	$1.72	43d	1	1.44mi
701 N Dicks St Unit 4 Muncie, IN	2.0	1.5	920	$1,580	$1.72	43d	1	1.45mi

Listing history 27 events

1. 2026-06-19
   days on market $85,000 Active 38 DOM
2. 2026-06-18
   days on market $85,000 Active 37 DOM
3. 2026-06-17
   days on market $85,000 Active 36 DOM
4. 2026-06-16
   days on market $85,000 Active 35 DOM
5. 2026-06-15
   days on market $85,000 Active 34 DOM
6. 2026-06-14
   days on market $85,000 Active 32 DOM
7. 2026-06-13
   days on market $85,000 Active 31 DOM
8. 2026-06-10
   days on market $85,000 Active 29 DOM
9. 2026-06-09
   days on market $85,000 Active 28 DOM
10. 2026-06-08
    days on market $85,000 Active 27 DOM
11. 2026-06-07
    days on market $85,000 Active 26 DOM
12. 2026-06-05
    days on market $85,000 Active 23 DOM
13. 2026-06-03
    days on market $85,000 Active 22 DOM
14. 2026-06-02
    days on market $85,000 Active 21 DOM
15. 2026-06-01
    days on market $85,000 Active 20 DOM
16. 2026-05-31
    days on market $85,000 Active 19 DOM
17. 2026-05-30
    days on market $85,000 Active 18 DOM
18. 2026-05-12
    listed $85,000 Active 166-char remark
19. 2019-03-22
    soldstatus $25,000
20. 2019-03-22
    soldstatus $25,000
21. 2019-02-08
    listed $25,000
22. 2019-02-07
    listed $25,000
23. 2018-09-30
    historical
24. 2018-03-30
    listed $29,900
25. 2018-03-27
    listed $29,900
26. 2017-09-25
    listed $34,900
27. 2015-06-08
    listed $32,500

ⓘ 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 ≥100°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,975
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,473
• Taxable income: $1,965
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,730/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: Muncie Community Schools
• NCES district ID: 1807320
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $30,052
• Composite: 17.22/100
• National rank: #9099
• State rank: #275 of 301 in IN

Livability — Muncie

• Score: 80/100
• State rank: #18
• US rank: #1654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muncie, IN
• County: Delaware County · 84,658 people
• City population: 84,658
• Metro: Muncie, IN
• Population (ZIP): 25,473
• Household income: $47,837
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1150.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 113,036 people
• By 2030: 111,313 · -1.5%
• By 2040: 106,432 · -5.8%
• By 2050: 100,747 · -10.9%
• By 2075: 91,000 · -19.5%
• By 2100: 80,687 · -28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 4%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+15.8) · D 41.2% · R 57.0% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: 15.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+13.2 2016: R+13.7 2012: D+3.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.32%
• Current HPI: 210.431
• Rent YoY: ▲ 6.11%
• Metro: Muncie, IN
• 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

+161.5% since first listed

10 events — show timeline

• 2026-05-12 Listed $85,000 FSBO.com
• 2019-03-22 Sold (MLS) $25,000 MIBOR as Distributed by MLS Grid
• 2019-03-22 Sold (MLS) $25,000 IRMLS
• 2019-02-08 Listed $25,000 MIBOR as Distributed by MLS Grid
• 2019-02-07 Listed $25,000 IRMLS
• 2018-09-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2018-03-30 Listed $29,900 MIBOR as Distributed by MLS Grid
• 2018-03-27 Listed $29,900 IRMLS
• 2017-09-25 Listed $34,900 IRMLS
• 2015-06-08 Listed $32,500 IRMLS

Property tax history

-19.1%/yr

Latest (2024): $161 · +48.7% YoY. Source: county tax records.