3900 W County Road 700 S · Oakville, IN 47302

$85,000

3 bd · 1.5 ba · 1,953 sqft · SingleFamily public records · 251 Days on market

Built 1970 $44/sqft · 64% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Schools +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The address is 3900 w county rd 700 s muncie, in. This home is for sell AS IS. Please message or call 765-757-6135. What the owner loves about this home The School district. There is also a small creek with a path to it, the neighbors are great.

Key facts

• Path to creek
• School district
• Small creek

Tags

• SCHOOL DISTRICT
• SMALL CREEK
• PATH TO CREEK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/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: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cowan Community School Corporation (rural): math 32% / reading 40% proficiency, ranked #168 of 301 in IN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 148 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $217,571
• List price: $85,000
• Delta: -60.93%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10500 S County Road 200 W	0.62mi	3/2.0	1,840 (-6%)	10mo	$182,500	$99	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 · 6.11% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.77×
• Total profit: $18,220
• Equity at exit: $12,674

10-year hold

• IRR: 28.7%
• Equity multiple: 3.94×
• Total profit: $70,058
• 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: 5.5×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $436

Break-even live

Break-even rent $747

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $484	-5% $460	+0% $436	+5% $412	+10% $388
Rent	-10% $334	-5% $385	+0% $436	+5% $488	+10% $539
Rate	-1.0pp $479	-0.5pp $458	base $436	+0.5pp $414	+1.0pp $392

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: —

Listing history 17 events

1. 2026-06-19
   days on market $85,000 Active 251 DOM
2. 2026-06-18
   days on market $85,000 Active 250 DOM
3. 2026-06-17
   days on market $85,000 Active 249 DOM
4. 2026-06-16
   days on market $85,000 Active 248 DOM
5. 2026-06-15
   days on market $85,000 Active 247 DOM
6. 2026-06-14
   days on market $85,000 Active 245 DOM
7. 2026-06-13
   days on market $85,000 Active 244 DOM
8. 2026-06-10
   days on market $85,000 Active 242 DOM
9. 2026-06-09
   days on market $85,000 Active 241 DOM
10. 2026-06-08
    days on market $85,000 Active 240 DOM
11. 2026-06-07
    days on market $85,000 Active 239 DOM
12. 2026-06-05
    days on market $85,000 Active 236 DOM
13. 2026-06-02
    days on market $85,000 Active 234 DOM
14. 2026-06-01
    days on market $85,000 Active 233 DOM
15. 2026-05-31
    days on market $85,000 Active 232 DOM
16. 2026-05-30
    days on market $85,000 Active 231 DOM
17. 2025-10-07
    listed $85,000 Active 246-char remark

    Show marketing remark (246 chars)

    The address is 3900 w county rd 700 s muncie, in. This home is for sell AS IS. Please message or call 765-757-6135. What the owner loves about this home The School district. There is also a small creek with a path to it, the neighbors are great.

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $1,305 · $109/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 ≥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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,587
• − Mortgage interest: −$4,761
• − Property taxes: −$1,305
• − Insurance: −$425
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,473
• Taxable income: $4,129
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $4,244/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: Cowan Community School Corporation
• NCES district ID: 1807020
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $61,000
• Composite: 32.2/100
• National rank: #5777
• State rank: #168 of 301 in IN

Livability — Oakville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Delaware County · 84,658 people
• 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

1 event — show timeline

• 2025-10-07 Listed $85,000 Fizber.com

Property tax history

+5.4%/yr

Latest (2024): $1,305 · +26.5% YoY. Source: county tax records.