1102 E Circle Dr · Rockville, IN 47872

$125,000

3 bd · 1.0 ba · 1,878 sqft · SingleFamily public records · 58 Days on market

Built 1910 0.41 ac lot Est $186k · 33% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming Rockville home. Offering comfortable living space and a functional layout, this property features a bright living area, an eat-in kitchen, and well-sized bedrooms. Enjoy the convenience of single-level living with a floorplan that works for a variety of needs. The outdoor space provides room for gardening, play, or relaxing, with mature trees adding privacy and shade. Whether you're looking for a starter home, downsizing option, or an investment opportunity, this Rockville property delivers great potential in a desirable location.

Key facts

• Quiet street
• Bright living area
• Eat-in kitchen

Tags

• QUIET STREET
• BRIGHT LIVING AREA
• EAT-IN KITCHEN
• SINGLE-LEVEL LIVING
• OUTDOOR SPACE
• MATURE TREES

Property features AI

Exterior

• Home design: Single-family residence; Single story
• Construction: Vinyl siding; Built with typical residential construction
• Exterior features: Shingle roof; Zoned residential

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#372 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.
• North Central Parke Comm School Corporation (town): math 30% / reading 39% proficiency, ranked #198 of 301 in IN (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rockville Elementary School (math 42% / reading 32%, grade F, #550 of 994 statewide, top 57%, 341 students, 64% FRL); Parke Heritage Middle School (math 16% / reading 33%, grade F, #251 of 330 statewide, top 77%, 263 students, 61% FRL); Parke Heritage High School (math 12% / reading 57%, grade F, #270 of 369 statewide, top 77%, 341 students, 57% FRL) — zoned schools average 61% FRL vs 45% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 61 units permitted in Parke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Parke County population projected at -10% 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1910 — 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. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $185,922
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 S Erie St	0.56mi	2/2.5 (-1)	1,860 (-1%)	9mo	$185,000	$99	54
305 N Virginia St	0.63mi	4/2.0 (+1)	2,036 (+8%)	2mo	$207,500	$102	46
116 E High St	0.62mi	3/3.0	2,052 (+9%)	13mo	$199,900	$97	37

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $278
• Equity at exit: $18,638

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $26,720
• Equity at exit: $10,808

Cash invested: $35,000 (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 47872

• Home prices YoY: -7.8%
• Active inventory: 84
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $322

Break-even live

Break-even rent $1,076

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   days on market $125,000 Active 58 DOM
2. 2026-06-14
   days on market $125,000 Active 56 DOM
3. 2026-06-12
   days on market $125,000 Active 55 DOM
4. 2026-06-09
   days on market $125,000 Active 52 DOM
5. 2026-06-08
   days on market $125,000 Active 51 DOM
6. 2026-06-07
   days on market $125,000 Active 50 DOM
7. 2026-06-05
   days on market $125,000 Active 47 DOM
8. 2026-06-03
   days on market $125,000 Active 46 DOM
9. 2026-06-02
   days on market $125,000 Active 45 DOM
10. 2026-06-01
    days on market $125,000 Active 44 DOM
11. 2026-05-31
    days on market $125,000 Active 43 DOM
12. 2026-05-30
    days on market $125,000 Active 42 DOM
13. 2026-05-05
    price $125,000
14. 2026-04-18
    price $139,000
15. 2026-04-18
    price $169,000
16. 2026-04-18
    listed $120,000 Active
17. 2015-04-27
    historical
18. 2014-05-15
    listed $25,000

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $1,712 · $143/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,809
• − Mortgage interest: −$7,002
• − Property taxes: −$1,712
• − Insurance: −$625
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$3,636
• Taxable income: $1,984
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $3,390/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: North Central Parke Comm School Corporation
• NCES district ID: 1800118
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $43,739
• Composite: 29.31/100
• National rank: #6553
• State rank: #198 of 301 in IN

Livability — Rockville

• Score: 64/100
• State rank: #372
• US rank: #13880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville, IN
• Population (ZIP): 8,641

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 (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 92% English-only · German/W. Germanic 5% Spanish 2% French/Haitian/Cajun 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: ▼ -19.85%
• Current HPI: 234.3039
• 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

+400.0% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $125,000 THAAR
• 2026-04-18 Price Changed $139,000 THAAR
• 2026-04-18 Price Changed $169,000 THAAR
• 2026-04-18 Listed $120,000 THAAR
• 2015-04-27 Listing Removed — MIBOR as Distributed by MLS Grid
• 2014-05-15 Listed $25,000 MIBOR as Distributed by MLS Grid

Property tax history

+17.0%/yr

Latest (2024): $1,712 · -9.3% YoY. Source: county tax records.