88 W Vincennes St · Linton, IN 47441

$62,900

1 bd · 1.0 ba · 1,078 sqft · SingleFamily · 59 Days on market

Built 1900 Good condition 1,742 sqft lot $58/sqft · 29% below area Est $88k · 29% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique Multi-Use Studio Loft in Downtown Linton: Live, Work, or Invest! Opportunity meets versatility in the heart of downtown Linton! This creatively converted commercial space offers a one-of-a-kind 1,078 sq ft studio-style layout, ideal for those seeking a flexible live/work environment, investment property, or small business location. Inside, you’ll find an open-concept design that can easily adapt to your needs, whether you're envisioning a modern studio apartment, boutique storefront, office space, or a combination of all three. The unit comes equipped with essential appliances, including a refrigerator and range/oven, making it move-in or rent-ready. A major bonus is the attached garage, offering secure parking, workshop potential, or additional storage space. The property sits on a low-maintenance 0.04-acre lot, perfect for those who want convenience without the upkeep. Located in downtown Linton, you’ll enjoy easy access to local shops, dining, and community amenities. Additional parking options include street parking out front and alley access with parking in the rear. Whether you're an entrepreneur, investor, or someone looking for a distinctive place to call home, this property offers unmatched flexibility and potential. Schedule your showing today and explore the possibilities!

Key facts

• 1,742 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $63k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $61k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 $435 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (10%) 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 $61,013 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.59% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $88,470
• List price: $62,900
• Delta: -28.90%
• 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
740 NW 3rd St	0.45mi	2/1.0 (+1)	1,080 (+0%)	8mo	$130,000	$120	67
410 NW I St	0.20mi	2/1.0 (+1)	1,216 (+13%)	0mo	$89,900	$74	64
369 NE 6th St	0.46mi	2/1.0 (+1)	1,124 (+4%)	7mo	$108,500	$97	61
18 SE 6th St	0.39mi	2/1.0 (+1)	1,180 (+10%)	0mo	$145,000	$123	60
509 NE B. St	0.36mi	1/1.0	960 (-11%)	6mo	$55,500	$58	60
430 NE F St	0.47mi	2/1.0 (+1)	1,050 (-3%)	12mo	$125,000	$119	58
189 E St SW	0.38mi	2/2.0 (+1)	1,182 (+10%)	0mo	$75,000	$63	57
349 NW I St	0.55mi	2/1.0 (+1)	984 (-9%)	2mo	$130,000	$132	53
810 E Vincennes St	0.53mi	2/1.0 (+1)	1,010 (-6%)	10mo	$105,000	$104	52
610 4th St	0.40mi	2/1.0 (+1)	928 (-14%)	2mo	$14,998	$16	51
579 E St St NE	0.47mi	2/2.0 (+1)	1,014 (-6%)	11mo	$187,000	$184	50
690 NE F St	0.58mi	2/1.0 (+1)	1,188 (+10%)	7mo	$194,500	$164	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: 17.5%
• Equity multiple: 1.71×
• Total profit: $12,453
• Equity at exit: $9,379

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $40,045
• Equity at exit: $5,438

Cash invested: $17,612 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $944/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $355

Break-even live

Break-even rent $550

Max offer price $62,900

Occupancy floor 59%

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: $15,725
• Closing costs: $1,887
• 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	0.50mi
998 Marshall Ave Apt 8 Linton, IN	2.0	1.0	750	$1,000	$1.33	43d	1	0.70mi
243 NW 14th St Linton, IN	2.0	1.0	750	$1,000	$1.33	7d	1	0.88mi

Listing history 18 events

1. 2026-06-18
   days on market $62,900 Active 59 DOM
2. 2026-06-17
   days on market $62,900 Active 58 DOM
3. 2026-06-16
   days on market $62,900 Active 57 DOM
4. 2026-06-15
   days on market $62,900 Active 56 DOM
5. 2026-06-13
   days on market $62,900 Active 54 DOM
6. 2026-06-12
   days on market $62,900 Active 53 DOM
7. 2026-06-09
   days on market $62,900 Active 50 DOM
8. 2026-06-09
   price $62,900 Active 49 DOM
9. 2026-06-08
   days on market $69,900 Active 49 DOM
10. 2026-06-07
    days on market $69,900 Active 48 DOM
11. 2026-06-07
    days on market $69,900 Active 47 DOM
12. 2026-06-04
    days on market $69,900 Active 44 DOM
13. 2026-06-02
    days on market $69,900 Active 43 DOM
14. 2026-06-01
    days on market $69,900 Active 42 DOM
15. 2026-05-31
    days on market $69,900 Active 41 DOM
16. 2026-05-31
    days on market $69,900 Active 40 DOM
17. 2026-04-18
    listed $69,900 Active 1323-char remark

    Show marketing remark (1323 chars)

    Unique Multi-Use Studio Loft in Downtown Linton: Live, Work, or Invest! Opportunity meets versatility in the heart of downtown Linton! This creatively converted commercial space offers a one-of-a-kind 1,078 sq ft studio-style layout, ideal for those seeking a flexible live/work environment, investment property, or small business location. Inside, you’ll find an open-concept design that can easily adapt to your needs, whether you're envisioning a modern studio apartment, boutique storefront, office space, or a combination of all three. The unit comes equipped with essential appliances, including a refrigerator and range/oven, making it move-in or rent-ready. A major bonus is the attached garage, offering secure parking, workshop potential, or additional storage space. The property sits on a low-maintenance 0.04-acre lot, perfect for those who want convenience without the upkeep. Located in downtown Linton, you’ll enjoy easy access to local shops, dining, and community amenities. Additional parking options include street parking out front and alley access with parking in the rear. Whether you're an entrepreneur, investor, or someone looking for a distinctive place to call home, this property offers unmatched flexibility and potential. Schedule your showing today and explore the possibilities!

18. 2026-04-18
    listed $69,900 Active 1323-char remark

    Show marketing remark (1323 chars)

    Unique Multi-Use Studio Loft in Downtown Linton: Live, Work, or Invest! Opportunity meets versatility in the heart of downtown Linton! This creatively converted commercial space offers a one-of-a-kind 1,078 sq ft studio-style layout, ideal for those seeking a flexible live/work environment, investment property, or small business location. Inside, you’ll find an open-concept design that can easily adapt to your needs, whether you're envisioning a modern studio apartment, boutique storefront, office space, or a combination of all three. The unit comes equipped with essential appliances, including a refrigerator and range/oven, making it move-in or rent-ready. A major bonus is the attached garage, offering secure parking, workshop potential, or additional storage space. The property sits on a low-maintenance 0.04-acre lot, perfect for those who want convenience without the upkeep. Located in downtown Linton, you’ll enjoy easy access to local shops, dining, and community amenities. Additional parking options include street parking out front and alley access with parking in the rear. Whether you're an entrepreneur, investor, or someone looking for a distinctive place to call home, this property offers unmatched flexibility and potential. Schedule your showing today and explore the possibilities!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$3,523
• − Property taxes: −$944
• − Insurance: −$314
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,830
• Taxable income: $3,469
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $3,431/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, modern studio space is move-in ready and ideal for live/work or investment purposes.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Window treatments — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Window treatments — Improves aesthetics and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-04-18 Listed $69,900 IRMLS
• 2026-04-18 Listed $69,900 THAAR