7848 E 75 S · Glenwood, IN 46133

$69,900

3 bd · 1.0 ba · 1,944 sqft · SingleFamily public records · 75 Days on market

Built 1870 0.54 ac lot $36/sqft · 33% below area Est $104k · 33% under ↓ 32% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.5/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on . 54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

Key facts

• Large porch
• Fenced in back yard
• 0.54 acre lot

Tags

• FENCED IN BACK YARD
• LARGE PORCH
• TRANQUIL COUNTRY SIDE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#410 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools F.
• Rush County Schools (town): math 38% / reading 41% proficiency, ranked #147 of 301 in IN (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 59 units permitted in Rush County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.1% local appreciation)).
• Rush County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1870 — 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 F-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: 1.74% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.87%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (median comp): $104,034
• List price: $69,900
• Delta: -32.81%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

3.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 3.14×
• Total profit: $41,820
• Equity at exit: $31,748

10-year hold

• IRR: 37.7%
• Equity multiple: 6.22×
• Total profit: $102,110
• Equity at exit: $49,175

Cash invested: $19,572 (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 46133

• Home prices YoY: 1.3%
• Active inventory: 2
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $520

Break-even live

Break-even rent $560

Max offer price $69,900

Occupancy floor 52%

Sensitivity live

Price	-10% $559	-5% $540	+0% $520	+5% $500	+10% $480
Rent	-10% $424	-5% $472	+0% $520	+5% $568	+10% $616
Rate	-1.0pp $555	-0.5pp $538	base $520	+0.5pp $502	+1.0pp $483

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-09
   days on market $69,900 Active 75 DOM
2. 2026-06-08
   days on market $69,900 Active 74 DOM
3. 2026-06-07
   days on market $69,900 Active 73 DOM
4. 2026-06-05
   days on market $69,900 Active 70 DOM
5. 2026-06-03
   days on market $69,900 Active 69 DOM
6. 2026-06-02
   days on market $69,900 Active 68 DOM
7. 2026-06-01
   days on market $69,900 Active 67 DOM
8. 2026-05-31
   days on market $69,900 Active 66 DOM
9. 2026-05-13
   price $74,900 210-char remark

   Show marketing remark (209 chars)

   Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on .54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

10. 2026-05-13
    price $74,900 209-char remark

    Show marketing remark (209 chars)

    Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on .54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

11. 2026-05-06
    price $84,900 209-char remark

    Show marketing remark (210 chars)

    Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on . 54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

12. 2026-05-06
    price $84,900 210-char remark

    Show marketing remark (210 chars)

    Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on . 54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

13. 2026-04-22
    price $89,900 210-char remark

    Show marketing remark (209 chars)

    Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on .54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

14. 2026-04-22
    price $89,900 209-char remark

    Show marketing remark (209 chars)

    Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on .54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

15. 2026-04-09
    price $99,900 210-char remark

    Show marketing remark (210 chars)

    Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on . 54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

16. 2026-04-08
    price $99,900 209-char remark

    Show marketing remark (209 chars)

    Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on .54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

17. 2026-03-26
    listed $110,000 Active 210-char remark

    Show marketing remark (209 chars)

    Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on .54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

18. 2026-03-26
    listed $110,000 Active 209-char remark

    Show marketing remark (209 chars)

    Large farm house ready for a new home owner and makeover. 1,944 square feet sitting on .54 acres. Property features a 2 car garage and fenced in back yard. Large porch for overseeing the tranquil country side.

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $579 · $48/mo
• Expected delta: +$15/yr (+$1/mo · 2.7%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,620
• − Mortgage interest: −$3,915
• − Property taxes: −$564
• − Insurance: −$350
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,033
• Taxable income: $5,419
• Est. tax owed @ 24.0%: −$1,300
• After-tax cash flow: $4,937/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: Rush County Schools
• NCES district ID: 1809750
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,237
• Composite: 33.72/100
• National rank: #5377
• State rank: #147 of 301 in IN

Livability — Glenwood

• Score: 63/100
• State rank: #410
• US rank: #14898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 996

Population outlook (Rush County) Hauer SSP2

• Today (2025): 15,654 people
• By 2030: 15,036 · -3.9%
• By 2040: 13,674 · -12.6%
• By 2050: 12,239 · -21.8%
• By 2075: 9,466 · -39.5%
• By 2100: 7,104 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 4% Italian 1% Iranian 0%

Political lean MEDSL · Rush

• 2024 margin: Solid R (+54.0) · D 21.9% · R 75.9% · Other 2.2%
• 2008→2024 swing: -40.4pp toward R · 2008: -13.7pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+54.0 2016: R+52.2 2012: R+34.3 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.08%
• Current HPI: 239.2621
• 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

-31.9% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $74,900 RRELMS
• 2026-05-13 Price Changed $74,900 MIBOR as Distributed by MLS Grid
• 2026-05-06 Price Changed $84,900 MIBOR as Distributed by MLS Grid
• 2026-05-06 Price Changed $84,900 RRELMS
• 2026-04-22 Price Changed $89,900 RRELMS
• 2026-04-22 Price Changed $89,900 MIBOR as Distributed by MLS Grid
• 2026-04-09 Price Changed $99,900 RRELMS
• 2026-04-08 Price Changed $99,900 MIBOR as Distributed by MLS Grid
• 2026-03-26 Listed $110,000 MIBOR as Distributed by MLS Grid
• 2026-03-26 Listed $110,000 RRELMS

Property tax history

+6.9%/yr

Latest (2024): $564 · +2.5% YoY. Source: county tax records.