13862 N Ferguson Rd · Mooresville, IN 46113

$122,400

2 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 82 Days on market

Built 1952 0.51 ac lot ↓ 13% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

Key facts

• 0.51 acre lot
• 2 garage spots
• Built 1952

Tags

• GENEROUS HALF-ACRE LOT

Property features AI

Exterior

• Parking: Attached 2-car garage (approximately 600 sq ft)
• Utilities: Private water; Septic system; No solid waste service listed
• Home design: Single-family residence; One level
• Construction: Wood siding; Block foundation
• Exterior features: Approximately 0.51-acre lot (about 1/2 to 1 acre)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level (one is 10 x 10)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Baseboard heating (electric); Window air conditioning units
• Interior features: Attic access; Living room (14 x 17); Family room with fireplace (14 x 24); Kitchen (9 x 14); Additional main-level room (10 x 12)
• Laundry & utility: Main-level laundry room (6 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $115k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.5% in Mooresville — 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 69/100 on livability (#201 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Mooresville Consolidated School Corporation (suburban): math 41% / reading 43% proficiency, ranked #111 of 301 in IN (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Madison Elementary School (math 48% / reading 33%, grade F, #491 of 994 statewide, top 50%, 632 students, 46% FRL); Mooresville High School (math 43% / reading 74%, grade C, #60 of 369 statewide, top 16%, 1,404 students, 39% FRL).
• Market conditions: Rents rising (+2.9%/yr); 66 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 330 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $846 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Morgan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,056 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.46% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.63%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $244,944
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4265 E Allison Rd	0.45mi	3/2.0 (+1)	1,296 (+14%)	15mo	$280,000	$216	34

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $22,894
• Equity at exit: $18,250

10-year hold

• IRR: 25.1%
• Equity multiple: 3.17×
• Total profit: $74,233
• Equity at exit: $10,583

Cash invested: $34,272 (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 46113

• Home prices YoY: -13.0%
• Rents YoY: 2.9%
• Active inventory: 66
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $675

Break-even live

Break-even rent $927

Max offer price $122,400

Occupancy floor 57%

Sensitivity live

Price	-10% $744	-5% $710	+0% $675	+5% $640	+10% $606
Rent	-10% $534	-5% $605	+0% $675	+5% $745	+10% $816
Rate	-1.0pp $737	-0.5pp $706	base $675	+0.5pp $643	+1.0pp $611

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: $30,600
• Closing costs: $3,672
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8396 Gunnoah Way E Camby, IN	1.0–2.0	1.0–2.0	929	$1,800	$1.94	3d	18	0.94mi
10893 Glenayr Dr Camby, IN	3.0	2.0	1171	$1,659	$1.42	11d	1	0.96mi
8607 Bluff Point Dr Camby, IN	3.0	2.0	1224	$1,650	$1.35	21d	1	1.22mi

Listing history 41 events

1. 2026-06-21
   days on market $122,400 Active 82 DOM
2. 2026-06-18
   days on market $122,400 Active 79 DOM
3. 2026-06-17
   days on market $122,400 Active 78 DOM
4. 2026-06-16
   days on market $122,400 Active 77 DOM
5. 2026-06-15
   days on market $122,400 Active 76 DOM
6. 2026-06-13
   days on market $122,400 Active 74 DOM
7. 2026-06-13
   days on market $122,400 Active 73 DOM
8. 2026-06-09
   days on market $122,400 Active 70 DOM
9. 2026-06-08
   days on market $122,400 Active 69 DOM
10. 2026-06-07
    days on market $122,400 Active 68 DOM
11. 2026-06-03
    days on market $122,400 Active 64 DOM
12. 2026-06-02
    days on market $122,400 Active 63 DOM
13. 2026-06-01
    days on market $122,400 Active 62 DOM
14. 2026-05-31
    days on market $122,400 Active 61 DOM
15. 2026-05-23
    price $122,400 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

16. 2026-05-23
    price $122,400

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

17. 2026-05-23
    price $123,650 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

18. 2026-05-22
    price $123,650
19. 2026-05-21
    price $124,900 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

20. 2026-05-21
    price $124,900

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

21. 2026-05-20
    price $126,150 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

22. 2026-05-20
    price $126,150

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

23. 2026-05-19
    price $127,400 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

24. 2026-05-19
    price $127,400

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

25. 2026-05-18
    price $128,650 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

26. 2026-05-18
    price $128,650

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

27. 2026-05-07
    price $129,900 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

28. 2026-05-07
    price $129,900

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

29. 2026-04-30
    price $132,400

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

30. 2026-04-30
    price $132,400 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

31. 2026-04-23
    price $134,900 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

32. 2026-04-23
    price $134,900

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

33. 2026-04-16
    price $137,400

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

34. 2026-04-16
    price $137,400 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

35. 2026-03-31
    status Active 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

36. 2026-03-31
    status Active

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

37. 2026-03-12
    historical Active Under Contract 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

38. 2026-03-09
    status Pending 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

39. 2026-03-09
    status Pending

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

40. 2026-03-09
    listed $139,900 Active 324-char remark

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

41. 2026-03-09
    listed $139,900 Active

    Show marketing remark (324 chars)

    We are on the move! Investor special or come make this your dream home. Located in a prime location on a generous half-acre lot, this property could make a great first home and an opportunity to have equity, or a great addition to your rental portfolio, or your next flip project. Come and check it out before it's too late!

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$282/yr (+$24/mo · 59.3%)

ⓘ 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 ≥102°F today · 19 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: $21,379
• − Mortgage interest: −$6,856
• − Property taxes: −$476
• − Insurance: −$612
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$3,561
• Taxable income: $6,453
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $6,550/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: Mooresville Consolidated School Corporation
• NCES district ID: 1807140
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $59,316
• Composite: 37.04/100
• National rank: #4511
• State rank: #111 of 301 in IN

Livability — Mooresville

• Score: 69/100
• State rank: #201
• US rank: #8947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 998,460 people
• City population: 24,622
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 17,192
• Household income: $84,463
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 201.0

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 71,081 people
• By 2030: 71,178 · +0.1%
• By 2040: 69,907 · -1.7%
• By 2050: 66,455 · -6.5%
• By 2075: 57,291 · -19.4%
• By 2100: 43,782 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Hispanic 5% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 5%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+54.3) · D 22.0% · R 76.3% · Other 1.7%
• 2008→2024 swing: -27.3pp toward R · 2008: -27.1pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+54.6 2016: R+56.6 2012: R+41.1 2008: R+27.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.73%
• Current HPI: 225.185
• Rent YoY: ▲ 2.88%
• Metro: Indianapolis-Carmel-Anderson, 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

-12.5% since first listed

27 events — show timeline

• 2026-05-23 Price Changed $122,400 IRMLS
• 2026-05-23 Price Changed $122,400 MIBOR as Distributed by MLS Grid
• 2026-05-23 Price Changed $123,650 IRMLS
• 2026-05-22 Price Changed $123,650 MIBOR as Distributed by MLS Grid
• 2026-05-21 Price Changed $124,900 IRMLS
• 2026-05-21 Price Changed $124,900 MIBOR as Distributed by MLS Grid
• 2026-05-20 Price Changed $126,150 IRMLS
• 2026-05-20 Price Changed $126,150 MIBOR as Distributed by MLS Grid
• 2026-05-19 Price Changed $127,400 IRMLS
• 2026-05-19 Price Changed $127,400 MIBOR as Distributed by MLS Grid
• 2026-05-18 Price Changed $128,650 IRMLS
• 2026-05-18 Price Changed $128,650 MIBOR as Distributed by MLS Grid
• 2026-05-07 Price Changed $129,900 IRMLS
• 2026-05-07 Price Changed $129,900 MIBOR as Distributed by MLS Grid
• 2026-04-30 Price Changed $132,400 MIBOR as Distributed by MLS Grid
• 2026-04-30 Price Changed $132,400 IRMLS
• 2026-04-23 Price Changed $134,900 IRMLS
• 2026-04-23 Price Changed $134,900 MIBOR as Distributed by MLS Grid
• 2026-04-16 Price Changed $137,400 MIBOR as Distributed by MLS Grid
• 2026-04-16 Price Changed $137,400 IRMLS
• 2026-03-31 Relisted — IRMLS
• 2026-03-31 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-12 Contingent — IRMLS
• 2026-03-09 Pending — IRMLS
• 2026-03-09 Pending — MIBOR as Distributed by MLS Grid
• 2026-03-09 Listed $139,900 IRMLS
• 2026-03-09 Listed $139,900 MIBOR as Distributed by MLS Grid

Property tax history

-6.0%/yr

Latest (2025): $476 · -71.1% YoY. Source: county tax records.