300 Oak St · Huntington, IN 46750

$79,900

3 bd · 1.5 ba · 1,564 sqft · SingleFamily public records · 15 Days on market

Built 1888 3,485 sqft lot

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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 +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Look inside this Northside 2 Story that offers TREMENDOUS OPPORTUNITY! 4 Bedroom, 1.5 Bath, Home of 1564 sq ft of living space + 2 enclosed porches and it's 20x24 Detached Garage, GFA Furnace, 200 Amp Electrical, Metal Roof. ALL this conveniently located to the Heartbeat of Downtown Huntington. [Neighboring the post office; library; dining & shopping to share a close few niceties nearby. ] This Opportunity to build from an AFFORDABLE INVESTMENT is a rare find. Make your offer count! NOTE: Late 2025 home experienced power failure, a pipe burst causing water damage. Paul Davis Restoration extracted water & plumbing concern was remedied. PROOF of Funds is Required with ALL Offers.

Key facts

• 200 amp electrical
• Metal roof
• 2 enclosed porches

Tags

• 2 ENCLOSED PORCHES
• DETACHED GARAGE
• GFA FURNACE
• 200 AMP ELECTRICAL
• METAL ROOF

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (site-built); 2-story
• Construction: Vinyl siding; Stone foundation; Metal roof; Built above grade (finished area listed)
• Exterior features: Corner, level lot; No fencing; Detached workshop

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Natural gas heating; Forced air; Floor furnace; Window air conditioning units
• Interior features: Refrigerator; Gas range; Gas water heater; Water heater; One fireplace; Basement access to exterior (full, unfinished, walk-up); Main-level laundry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.3% in Huntington — 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 (#193 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Huntington County Community School Corporation (rural): math 34% / reading 39% proficiency, ranked #176 of 301 in IN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flint Springs Elementary (math 35% / reading 38%, grade F, #571 of 994 statewide, top 58%, 461 students, 55% FRL); Crestview Middle School (math 28% / reading 38%, grade F, #180 of 330 statewide, top 56%, 606 students, 47% FRL); Huntington North High School (math 30% / reading 55%, grade F, #195 of 369 statewide, top 53%, 1,424 students, 42% FRL).
• Market conditions: 112 active listings in the ZIP; 79 units permitted in Huntington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Huntington County population projected at -14% 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1888 — 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. 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?
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: 1.37% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.27%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $167,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 N Lafontaine St	0.44mi	3/1.5	1,539 (-2%)	2mo	$162,500	$106	75
920 Poplar St	0.29mi	3/1.0	1,694 (+8%)	1mo	$165,000	$97	70
253 W Tipton St	0.12mi	3/2.0	1,792 (+15%)	0mo	$170,000	$95	68
719 Etna Ave	0.53mi	3/1.5	1,636 (+5%)	1mo	$179,000	$109	67
1101 Oak St	0.47mi	3/2.5	1,644 (+5%)	1mo	$272,000	$165	65
917 W Tipton St	0.30mi	3/1.0	1,350 (-14%)	1mo	$152,000	$113	60
503 Court St	0.49mi	4/1.5 (+1)	1,666 (+6%)	2mo	$142,000	$85	60
840 Elm St	0.57mi	3/2.5	1,672 (+7%)	1mo	$214,900	$129	57
515 E Market St St	0.49mi	4/2.0 (+1)	1,720 (+10%)	0mo	$175,000	$102	53
1111 Cherry St	0.38mi	2/1.5 (-1)	1,335 (-15%)	1mo	$165,000	$124	52
1464 Byron St	0.58mi	4/3.0 (+1)	1,690 (+8%)	2mo	$181,000	$107	47
617 E Franklin St	0.59mi	2/1.0 (-1)	1,370 (-12%)	0mo	$74,900	$55	45

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $11,102
• Equity at exit: $11,913

10-year hold

• IRR: 21.4%
• Equity multiple: 2.81×
• Total profit: $40,566
• Equity at exit: $6,908

Cash invested: $22,372 (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 46750

• Home prices YoY: -33.0%
• Active inventory: 112
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $378

Break-even live

Break-even rent $615

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-23
   status Pending
2. 2026-05-07
   listed $79,900 Active
3. 2025-08-21
   listed Active

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$139/yr (+$12/mo · 34.7%)

ⓘ 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 ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,119
• − Mortgage interest: −$4,476
• − Property taxes: −$401
• − Insurance: −$400
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,324
• Taxable income: $3,420
• Est. tax owed @ 24.0%: −$821
• After-tax cash flow: $3,715/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: Huntington County Community School Corporation
• NCES district ID: 1804710
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $47,010
• Composite: 31.29/100
• National rank: #6013
• State rank: #176 of 301 in IN

Livability — Huntington

• Score: 69/100
• State rank: #193
• US rank: #8771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington, IN
• City population: 27,341
• Population (ZIP): 27,341

Population outlook (Huntington County) Hauer SSP2

• Today (2025): 35,613 people
• By 2030: 34,759 · -2.4%
• By 2040: 32,682 · -8.2%
• By 2050: 30,495 · -14.4%
• By 2075: 26,298 · -26.2%
• By 2100: 22,653 · -36.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Huntington

• 2024 margin: Solid R (+48.4) · D 24.9% · R 73.3% · Other 1.8%
• 2008→2024 swing: -21.2pp toward R · 2008: -27.2pp · 2024: -48.4pp
• All cycles: 2024: R+48.4 2020: R+49.9 2016: R+51.0 2012: R+39.8 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.89%
• Current HPI: 216.5969
• 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

3 events — show timeline

• 2026-05-23 Pending — IRMLS
• 2026-05-07 Listed $79,900 IRMLS
• 2025-08-21 Listed — IRMLS

Property tax history

+11.9%/yr

Latest (2024): $401 · +58.9% YoY. Source: county tax records.