207 W Chestnut St · Gosport, IN 47433

$94,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily · 134 Days on market

Built 1984 Good condition 8,059 sqft lot $82/sqft · 23% above area Est $76k · 23% over ↓ 37% since listing

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Why this score? — see what drove the C+ 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 +25.4/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to your recently renovated, move-in ready home on its own city lot. With a sleek design and affordable price, this property offers both style and convenience. Enjoy the modern kitchen, cozy living area, and private outdoor space. The 2 car garage is in unknown condition, but could potentially be restored. Don't miss out on this great opportunity!

Key facts

• Move-in ready
• Cozy living area
• Recently renovated

Tags

• RECENTLY RENOVATED
• MOVE-IN READY
• MODERN KITCHEN
• COZY LIVING AREA
• PRIVATE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#133 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Spencer-Owen Community Schools (rural): math 38% / reading 40% proficiency, ranked #155 of 301 in IN (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 120 units permitted in Owen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($650 loan paydown + $9k appreciation (10.0% local appreciation)).
• Owen County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.17% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $76,229
• List price: $94,000
• Delta: 23.31%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
467 N 7th St	0.03mi	3/1.0	1,280 (+11%)	14mo	$184,500	$144	64
346 W North St	0.22mi	3/2.0	1,268 (+10%)	12mo	$254,000	$200	63
239 E Walnut St	0.47mi	3/1.0	1,126 (-2%)	12mo	$145,000	$129	60
127 N 3rd St	0.29mi	3/1.0	1,218 (+6%)	22mo	$175,000	$144	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 3.47×
• Total profit: $64,988
• Equity at exit: $84,683

10-year hold

• IRR: 27.2%
• Equity multiple: 7.86×
• Total profit: $180,578
• Equity at exit: $182,621

Cash invested: $26,320 (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 47433

• Home prices YoY: 9.4%
• Active inventory: 30
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $216

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 75%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $94,000 Active 134 DOM
2. 2026-06-18
   days on market $94,000 Active 133 DOM
3. 2026-06-17
   days on market $94,000 Active 132 DOM
4. 2026-06-16
   days on market $94,000 Active 131 DOM
5. 2026-06-15
   days on market $94,000 Active 130 DOM
6. 2026-06-14
   days on market $94,000 Active 128 DOM
7. 2026-06-13
   days on market $94,000 Active 127 DOM
8. 2026-06-10
   days on market $94,000 Active 125 DOM
9. 2026-06-09
   days on market $94,000 Active 124 DOM
10. 2026-06-08
    days on market $94,000 Active 123 DOM
11. 2026-06-07
    days on market $94,000 Active 122 DOM
12. 2026-06-05
    days on market $94,000 Active 119 DOM
13. 2026-06-03
    days on market $94,000 Active 118 DOM
14. 2026-06-02
    days on market $94,000 Active 117 DOM
15. 2026-06-01
    days on market $94,000 Active 116 DOM
16. 2026-05-31
    days on market $94,000 Active 115 DOM
17. 2026-05-30
    days on market $94,000 Active 114 DOM
18. 2026-04-17
    price $94,000 356-char remark

    Show marketing remark (356 chars)

    Welcome to your recently renovated, move-in ready home on its own city lot. With a sleek design and affordable price, this property offers both style and convenience. Enjoy the modern kitchen, cozy living area, and private outdoor space. The 2 car garage is in unknown condition, but could potentially be restored. Don't miss out on this great opportunity!

19. 2026-02-05
    listed $99,000 Active 356-char remark

    Show marketing remark (356 chars)

    Welcome to your recently renovated, move-in ready home on its own city lot. With a sleek design and affordable price, this property offers both style and convenience. Enjoy the modern kitchen, cozy living area, and private outdoor space. The 2 car garage is in unknown condition, but could potentially be restored. Don't miss out on this great opportunity!

20. 2024-10-29
    listed $109,000 Active
21. 2024-09-09
    price $119,900
22. 2024-05-06
    price $134,900
23. 2024-04-17
    price $139,900
24. 2024-04-12
    listed $149,900 Active

ⓘ 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: $13,153
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,735
• Taxable income: $1,169
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $2,315/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 · 12 photos

Good 75/100 Cosmetic rehab

This recently renovated, move-in ready home offers a good condition with modern updates and a good curb appeal. It is ready for immediate occupancy and minor improvements can further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value
• Rental Replace carpet — Improves comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value ↑
• Rental Replace carpet — Improves comfort and reduces maintenance costs ↑

ⓘ 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: Spencer-Owen Community Schools
• NCES district ID: 1810950
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $45,258
• Composite: 33.21/100
• National rank: #5529
• State rank: #155 of 301 in IN

Livability — Gosport

• Score: 71/100
• State rank: #133
• US rank: #6926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gosport, IN
• Population (ZIP): 3,722

Population outlook (Owen County) Hauer SSP2

• Today (2025): 19,045 people
• By 2030: 17,930 · -5.9%
• By 2040: 15,507 · -18.6%
• By 2050: 13,253 · -30.4%
• By 2075: 9,364 · -50.8%
• By 2100: 6,686 · -64.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Italian 12% Iranian 2% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Owen

• 2024 margin: Solid R (+50.7) · D 23.8% · R 74.5% · Other 1.6%
• 2008→2024 swing: -40.3pp toward R · 2008: -10.3pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+49.1 2016: R+49.4 2012: R+27.6 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.01%
• Current HPI: 278.3717
• 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

-37.3% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $94,000 IRMLS
• 2026-02-05 Listed $99,000 IRMLS
• 2024-10-29 Listed $109,000 IRMLS
• 2024-09-09 Price Changed $119,900 IRMLS
• 2024-05-06 Price Changed $134,900 IRMLS
• 2024-04-17 Price Changed $139,900 IRMLS
• 2024-04-12 Listed $149,900 IRMLS