10708 N Mansfield Dr · Eaton, IN 47303

$172,500

3 bd · 1.5 ba · 1,320 sqft · SingleFamily public records · 5 Days on market

Built 1960 0.46 ac lot $131/sqft · at area comps Est $172k · at est.

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.3/15.0
• Rent growth +4.5/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this impeccably-maintained 3-bedroom, 1.5-bath property located in the desirable Delcom School District. Situated on an over-sized fenced-in lot, this home offers plenty of outdoor space for relaxing, entertaining, gardening, or pets. Inside, you'll find charming built-ins and hardwood floors hidden beneath the carpet, ready to be uncovered and restored to their original beauty. The dining room features two newly added pantry spaces (2024), providing excellent storage and functionality. Just off the sliding glass door is a four-seasons room, offering a comfortable space to enjoy natural light year-round. This home has seen extensive updates, giving buyers peace of mind. Major improvements include a new roof and front gutters (2024), new HVAC heat pump (2024), new water heater (2024), and new insulation (2023).  The home also features vinyl replacement windows and professionally cleaned HVAC ductwork (2024). Additional system upgrades include a new submersible well pump, new bladder tank, new well line, and new drainage lines (2024). The Oxley water softener system was refurbished and a new magnesium filtration system installed in 2024, further enhancing water quality. Electrical updates in 2023 included new grounding and a dedicated microwave outlet, along with a new dishwasher installation. The previous ceiling cable heat was properly disconnected and thermostats were removed. The attached one-car garage provides room for parking, laundry, or additional storage. From the crawl space to the roof, this home has been meticulously maintained with all your major improvements already completed. With solid systems, classic features, and room to make it your own, you can move in with confidence and start enjoying everything this property has to offer.

Key facts

• New hvac heat pump
• Four-seasons room
• New water heater

Tags

• OVER-SIZED FENCED-IN LOT
• HARDWOOD FLOORS
• FOUR-SEASONS ROOM
• NEW ROOF
• NEW HVAC HEAT PUMP
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $2 ($30/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (24.6% below list).
• Recommended offer: $130k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#132 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Delaware Community School Corporation (rural): math 43% / reading 51% proficiency, ranked #76 of 301 in IN (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.8%/yr); 112 active listings in the ZIP; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $130,106 (24.6% below list)

Questions for the listing agent

1. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (median comp): $171,732
• List price: $172,500
• Delta: 0.45%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10708 N Mansfield Dr	0.00mi	3/1.5	1,320 (0%)	0mo	$173,500	$131	100
10604 N Mansfield Dr	0.09mi	3/2.0	1,404 (+6%)	4mo	$66,000	$47	79
2100 E CR 700 N	0.39mi	3/1.0	1,152 (-13%)	1mo	$210,000	$182	57
2100 E 700 N	0.37mi	3/1.0	1,142 (-14%)	8mo	$85,900	$75	51

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 · 7.8% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-21,289
• Equity at exit: $25,720

10-year hold

• IRR: 2.7%
• Equity multiple: 1.23×
• Total profit: $11,186
• Equity at exit: $14,915

Cash invested: $48,300 (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 47303

• Home prices YoY: -18.0%
• Rents YoY: 7.8%
• Active inventory: 112
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $2

Break-even live

Break-even rent $1,298

Max offer price $172,500

Occupancy floor 95%

Sensitivity live

Price	-10% $100	-5% $51	+0% $2	+5% $-46	+10% $-95
Rent	-10% $-100	-5% $-49	+0% $2	+5% $54	+10% $105
Rate	-1.0pp $89	-0.5pp $46	base $2	+0.5pp $-42	+1.0pp $-88

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Pending 1795-char remark

   Show marketing remark (1795 chars)

   Welcome home to this impeccably-maintained 3-bedroom, 1.5-bath property located in the desirable Delcom School District. Situated on an over-sized fenced-in lot, this home offers plenty of outdoor space for relaxing, entertaining, gardening, or pets. Inside, you'll find charming built-ins and hardwood floors hidden beneath the carpet, ready to be uncovered and restored to their original beauty. The dining room features two newly added pantry spaces (2024), providing excellent storage and functionality. Just off the sliding glass door is a four-seasons room, offering a comfortable space to enjoy natural light year-round. This home has seen extensive updates, giving buyers peace of mind. Major improvements include a new roof and front gutters (2024), new HVAC heat pump (2024), new water heater (2024), and new insulation (2023).  The home also features vinyl replacement windows and professionally cleaned HVAC ductwork (2024). Additional system upgrades include a new submersible well pump, new bladder tank, new well line, and new drainage lines (2024). The Oxley water softener system was refurbished and a new magnesium filtration system installed in 2024, further enhancing water quality. Electrical updates in 2023 included new grounding and a dedicated microwave outlet, along with a new dishwasher installation. The previous ceiling cable heat was properly disconnected and thermostats were removed. The attached one-car garage provides room for parking, laundry, or additional storage. From the crawl space to the roof, this home has been meticulously maintained with all your major improvements already completed. With solid systems, classic features, and room to make it your own, you can move in with confidence and start enjoying everything this property has to offer.

2. 2026-05-05
   status Active 1795-char remark

   Show marketing remark (1795 chars)

   Welcome home to this impeccably-maintained 3-bedroom, 1.5-bath property located in the desirable Delcom School District. Situated on an over-sized fenced-in lot, this home offers plenty of outdoor space for relaxing, entertaining, gardening, or pets. Inside, you'll find charming built-ins and hardwood floors hidden beneath the carpet, ready to be uncovered and restored to their original beauty. The dining room features two newly added pantry spaces (2024), providing excellent storage and functionality. Just off the sliding glass door is a four-seasons room, offering a comfortable space to enjoy natural light year-round. This home has seen extensive updates, giving buyers peace of mind. Major improvements include a new roof and front gutters (2024), new HVAC heat pump (2024), new water heater (2024), and new insulation (2023).  The home also features vinyl replacement windows and professionally cleaned HVAC ductwork (2024). Additional system upgrades include a new submersible well pump, new bladder tank, new well line, and new drainage lines (2024). The Oxley water softener system was refurbished and a new magnesium filtration system installed in 2024, further enhancing water quality. Electrical updates in 2023 included new grounding and a dedicated microwave outlet, along with a new dishwasher installation. The previous ceiling cable heat was properly disconnected and thermostats were removed. The attached one-car garage provides room for parking, laundry, or additional storage. From the crawl space to the roof, this home has been meticulously maintained with all your major improvements already completed. With solid systems, classic features, and room to make it your own, you can move in with confidence and start enjoying everything this property has to offer.

3. 2026-03-18
   status Pending 1795-char remark

   Show marketing remark (1795 chars)

   Welcome home to this impeccably-maintained 3-bedroom, 1.5-bath property located in the desirable Delcom School District. Situated on an over-sized fenced-in lot, this home offers plenty of outdoor space for relaxing, entertaining, gardening, or pets. Inside, you'll find charming built-ins and hardwood floors hidden beneath the carpet, ready to be uncovered and restored to their original beauty. The dining room features two newly added pantry spaces (2024), providing excellent storage and functionality. Just off the sliding glass door is a four-seasons room, offering a comfortable space to enjoy natural light year-round. This home has seen extensive updates, giving buyers peace of mind. Major improvements include a new roof and front gutters (2024), new HVAC heat pump (2024), new water heater (2024), and new insulation (2023).  The home also features vinyl replacement windows and professionally cleaned HVAC ductwork (2024). Additional system upgrades include a new submersible well pump, new bladder tank, new well line, and new drainage lines (2024). The Oxley water softener system was refurbished and a new magnesium filtration system installed in 2024, further enhancing water quality. Electrical updates in 2023 included new grounding and a dedicated microwave outlet, along with a new dishwasher installation. The previous ceiling cable heat was properly disconnected and thermostats were removed. The attached one-car garage provides room for parking, laundry, or additional storage. From the crawl space to the roof, this home has been meticulously maintained with all your major improvements already completed. With solid systems, classic features, and room to make it your own, you can move in with confidence and start enjoying everything this property has to offer.

4. 2026-03-16
   listed $172,500 Active 1795-char remark

   Show marketing remark (1795 chars)

   Welcome home to this impeccably-maintained 3-bedroom, 1.5-bath property located in the desirable Delcom School District. Situated on an over-sized fenced-in lot, this home offers plenty of outdoor space for relaxing, entertaining, gardening, or pets. Inside, you'll find charming built-ins and hardwood floors hidden beneath the carpet, ready to be uncovered and restored to their original beauty. The dining room features two newly added pantry spaces (2024), providing excellent storage and functionality. Just off the sliding glass door is a four-seasons room, offering a comfortable space to enjoy natural light year-round. This home has seen extensive updates, giving buyers peace of mind. Major improvements include a new roof and front gutters (2024), new HVAC heat pump (2024), new water heater (2024), and new insulation (2023).  The home also features vinyl replacement windows and professionally cleaned HVAC ductwork (2024). Additional system upgrades include a new submersible well pump, new bladder tank, new well line, and new drainage lines (2024). The Oxley water softener system was refurbished and a new magnesium filtration system installed in 2024, further enhancing water quality. Electrical updates in 2023 included new grounding and a dedicated microwave outlet, along with a new dishwasher installation. The previous ceiling cable heat was properly disconnected and thermostats were removed. The attached one-car garage provides room for parking, laundry, or additional storage. From the crawl space to the roof, this home has been meticulously maintained with all your major improvements already completed. With solid systems, classic features, and room to make it your own, you can move in with confidence and start enjoying everything this property has to offer.

5. 2026-03-16
   listed $172,500 Active

   Show marketing remark (1795 chars)

   Welcome home to this impeccably-maintained 3-bedroom, 1.5-bath property located in the desirable Delcom School District. Situated on an over-sized fenced-in lot, this home offers plenty of outdoor space for relaxing, entertaining, gardening, or pets. Inside, you'll find charming built-ins and hardwood floors hidden beneath the carpet, ready to be uncovered and restored to their original beauty. The dining room features two newly added pantry spaces (2024), providing excellent storage and functionality. Just off the sliding glass door is a four-seasons room, offering a comfortable space to enjoy natural light year-round. This home has seen extensive updates, giving buyers peace of mind. Major improvements include a new roof and front gutters (2024), new HVAC heat pump (2024), new water heater (2024), and new insulation (2023).  The home also features vinyl replacement windows and professionally cleaned HVAC ductwork (2024). Additional system upgrades include a new submersible well pump, new bladder tank, new well line, and new drainage lines (2024). The Oxley water softener system was refurbished and a new magnesium filtration system installed in 2024, further enhancing water quality. Electrical updates in 2023 included new grounding and a dedicated microwave outlet, along with a new dishwasher installation. The previous ceiling cable heat was properly disconnected and thermostats were removed. The attached one-car garage provides room for parking, laundry, or additional storage. From the crawl space to the roof, this home has been meticulously maintained with all your major improvements already completed. With solid systems, classic features, and room to make it your own, you can move in with confidence and start enjoying everything this property has to offer.

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$440/yr (+$37/mo · 75.0%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,613
• − Mortgage interest: −$9,663
• − Property taxes: −$586
• − Insurance: −$862
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$5,018
• Taxable loss: −$3,015
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $753/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: Delaware Community School Corporation
• NCES district ID: 1802660
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 51% ▼ -10.00%
• Median HH income: $54,665
• Composite: 40.72/100
• National rank: #3659
• State rank: #76 of 301 in IN

Livability — Eaton

• Score: 71/100
• State rank: #132
• US rank: #6844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Delaware County · 84,658 people
• Metro: Muncie, IN
• Population (ZIP): 24,392
• Household income: $47,674
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 1434.0

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 (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -50.45%
• Current HPI: 229.8654
• Rent YoY: ▲ 7.80%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-08 Pending — IRMLS
• 2026-05-05 Relisted — IRMLS
• 2026-03-18 Pending — IRMLS
• 2026-03-16 Listed $172,500 IRMLS
• 2026-03-16 Listed $172,500 MIBOR as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2024): $586 · +1.6% YoY. Source: county tax records.