189 E St SW · Linton, IN 47441

$76,500

2 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 151 Days on market

Built 1900 8,400 sqft lot $65/sqft · 41% below area Est $129k · 41% under ↓ 38% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

Key facts

• Sliding wood doors
• Open concept
• Natural light

Tags

• SPACIOUS LIVING ROOM
• SLIDING WOOD DOORS
• OPEN CONCEPT
• ISLAND
• NATURAL LIGHT
• 2 SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 5.2% in Linton — 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 71/100 on livability (#129 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Linton-Stockton School Corporation (town): math 39% / reading 45% proficiency, ranked #128 of 301 in IN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $529 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Greene County population projected at -22% 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $46k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1900 — 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: 1.31% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (median comp): $129,445
• List price: $76,500
• Delta: -40.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 E St SW	0.00mi	2/2.0	1,182 (0%)	0mo	$75,000	$63	96
410 NW I St	0.45mi	2/1.0	1,216 (+3%)	0mo	$89,900	$74	74
18 SE 6th St	0.57mi	2/1.0	1,180 (-0%)	0mo	$145,000	$123	73
360 NE C St	0.54mi	3/1.0 (+1)	1,152 (-2%)	5mo	$165,000	$143	62
59 SE 8th St	0.68mi	3/1.0 (+1)	1,160 (-2%)	1mo	$167,500	$144	59
188 SW 9th St	0.51mi	3/2.0 (+1)	1,232 (+4%)	8mo	$135,000	$110	53
510 NE C St	0.70mi	2/1.0	1,264 (+7%)	4mo	$155,500	$123	53
148 SW 8th St	0.47mi	3/2.0 (+1)	1,248 (+6%)	9mo	$192,000	$154	53
369 NE 6th St	0.75mi	2/1.0	1,124 (-5%)	7mo	$108,500	$97	51
291 S State Road 59	0.66mi	3/1.0 (+1)	1,056 (-11%)	7mo	$115,000	$109	41
869 E Vincennes St	0.72mi	2/2.0	1,312 (+11%)	10mo	$165,000	$126	36
810 E Vincennes St	0.71mi	2/1.0	1,010 (-15%)	10mo	$105,000	$104	35

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: 10.0%
• Equity multiple: 1.40×
• Total profit: $8,476
• Equity at exit: $11,406

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $34,185
• Equity at exit: $6,614

Cash invested: $21,420 (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 47441

• Home prices YoY: -31.3%
• Active inventory: 66
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$401
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $328

Break-even live

Break-even rent $585

Max offer price $76,500

Occupancy floor 62%

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 7th St NW Unit 5 Linton, IN	2.0	1.0	750	$1,000	$1.33	43d	1	0.77mi
998 Marshall Ave Apt 8 Linton, IN	2.0	1.0	750	$1,000	$1.33	43d	1	0.91mi
243 NW 14th St Linton, IN	2.0	1.0	750	$1,000	$1.33	7d	1	0.96mi

Listing history 12 events

1. 2026-05-12
   status Pending 229-char remark

   Show marketing remark (229 chars)

   This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

2. 2026-05-12
   status Pending 229-char remark

   Show marketing remark (229 chars)

   This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

3. 2026-04-21
   price $76,500 229-char remark

   Show marketing remark (229 chars)

   This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

4. 2026-04-21
   price $76,500 229-char remark

   Show marketing remark (229 chars)

   This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

5. 2026-03-19
   price $83,500 229-char remark

   Show marketing remark (229 chars)

   This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

6. 2026-03-19
   price $83,500 229-char remark

   Show marketing remark (229 chars)

   This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

7. 2026-02-06
   price $94,900 229-char remark

   Show marketing remark (229 chars)

   This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

8. 2026-02-06
   price $94,900 229-char remark

   Show marketing remark (229 chars)

   This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

9. 2026-01-20
   price $109,900 229-char remark

   Show marketing remark (229 chars)

   This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

10. 2026-01-20
    price $109,900 229-char remark

    Show marketing remark (229 chars)

    This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

11. 2025-12-12
    listed $122,500 Active 229-char remark

    Show marketing remark (229 chars)

    This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

12. 2025-12-11
    listed $122,500 Active 229-char remark

    Show marketing remark (229 chars)

    This 2 Bed 2 bath Cottage is located in the heart of Linton! A spacious living room with sliding wood doors. The kitchen features an open concept with an island. This home also features lots of natural light and includes 2 sheds.

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $498 · $42/mo
• Expected delta: +$152/yr (+$13/mo · 44.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,000
• − Mortgage interest: −$4,285
• − Property taxes: −$346
• − Insurance: −$382
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,225
• Taxable income: $2,841
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,256/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: Linton-Stockton School Corporation
• NCES district ID: 1805910
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $40,257
• Composite: 35.2/100
• National rank: #4990
• State rank: #128 of 301 in IN

Livability — Linton

• Score: 71/100
• State rank: #129
• US rank: #6717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Linton, IN
• City population: 8,755
• Population (ZIP): 8,755

Population outlook (Greene County) Hauer SSP2

• Today (2025): 30,724 people
• By 2030: 29,506 · -4.0%
• By 2040: 26,744 · -13.0%
• By 2050: 23,879 · -22.3%
• By 2075: 18,341 · -40.3%
• By 2100: 13,976 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 7% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Greene

• 2024 margin: Solid R (+53.7) · D 22.4% · R 76.1% · Other 1.6%
• 2008→2024 swing: -39.2pp toward R · 2008: -14.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.2 2016: R+53.4 2012: R+31.4 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.46%
• Current HPI: 191.9718
• 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

-37.6% since first listed

12 events — show timeline

• 2026-05-12 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-12 Pending — THAAR
• 2026-04-21 Price Changed $76,500 THAAR
• 2026-04-21 Price Changed $76,500 MIBOR as Distributed by MLS Grid
• 2026-03-19 Price Changed $83,500 THAAR
• 2026-03-19 Price Changed $83,500 MIBOR as Distributed by MLS Grid
• 2026-02-06 Price Changed $94,900 MIBOR as Distributed by MLS Grid
• 2026-02-06 Price Changed $94,900 THAAR
• 2026-01-20 Price Changed $109,900 THAAR
• 2026-01-20 Price Changed $109,900 MIBOR as Distributed by MLS Grid
• 2025-12-12 Listed $122,500 MIBOR as Distributed by MLS Grid
• 2025-12-11 Listed $122,500 THAAR

Property tax history

-9.2%/yr

Latest (2024): $346 · +0.4% YoY. Source: county tax records.