600 N Hartford Rd · Eaton, IN 47338

$94,900

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 10 Days on market

Built 1920 7,405 sqft lot Est $114k · 17% under

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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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious home located in Delta School District. It has a large corner lot and a detached 2 car garage. This home has a large family room, living room, eat in kitchen, 3 bedrooms, a full bath and a half bath. In 2022 it was completely remodeled with all new flooring, paint, fixtures, and a brand new roof.

Key facts

• Large corner lot
• Completely remodeled
• New flooring

Tags

• LARGE CORNER LOT
• COMPLETELY REMODELED
• NEW FLOORING
• NEW PAINT
• NEW FIXTURES
• NEW ROOF

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached garage; Gravel parking; 2 garage spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (site-built); One-story
• Construction: Aluminum siding; Block foundation; Partial basement with sump pump and crawl space
• Exterior features: Patio; Corner, level lot; No fencing; Shingle roof

Interior

• Kitchen: Eat-in kitchen; Laminate counters
• Bedrooms: Total rooms: 6
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Eat-in kitchen; Laminate countertops; One fireplace (no fireplace features listed)
• Laundry & utility: Washer hookup in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 71/100 on livability (#132 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Delaware Community School Corporation (rural): math 43% / reading 51% proficiency, ranked #76 of 301 in IN (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eaton Elementary School (math 52% / reading 47%, grade D, #279 of 994 statewide, top 30%, 268 students, 66% FRL); Delta Middle School (math 28% / reading 45%, grade F, #156 of 330 statewide, top 48%, 633 students, 51% FRL); Delta High School (math 57% / reading 77%, grade B, #24 of 369 statewide, top 7%, 787 students, 43% FRL) — zoned schools average 53% FRL vs 32% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 171 units permitted in Delaware County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 9y ago 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.
• Current owner paid $72k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $114,062
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 W Indiana Ave	0.53mi	3/1.0	1,056 (-1%)	2mo	$152,000	$144	72
417 E Washington St	0.31mi	4/1.0 (+1)	1,163 (+9%)	2mo	$124,000	$107	63
407 E South St	0.43mi	2/1.0 (-1)	1,076 (+1%)	12mo	$10,000	$9	63

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-7,388
• Equity at exit: $14,150

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $3,976
• Equity at exit: $8,205

Cash invested: $26,572 (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 47338

• Home prices YoY: -5.3%
• Active inventory: 10
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $125

Break-even live

Break-even rent $887

Max offer price $94,900

Occupancy floor 83%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $94,900 Active
3. 2023-06-20
   soldstatus $72,000 Closed
4. 2023-06-20
   soldstatus $72,000 Closed
5. 2023-05-24
   status Pending
6. 2023-05-24
   status Pending
7. 2023-04-28
   status Active
8. 2023-04-28
   status Active
9. 2023-04-17
   status Pending
10. 2023-04-17
    status Pending
11. 2023-04-10
    listed $79,900 Active
12. 2023-04-10
    listed $79,900 Active
13. 2018-06-26
    soldstatus $36,000
14. 2018-03-01
    listed $42,900
15. 2018-01-31
    historical
16. 2017-07-31
    listed $42,500
17. 2017-07-31
    listed $42,500
18. 2017-07-19
    historical
19. 2017-01-23
    listed $59,900
20. 2017-01-19
    listed $55,000

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $1,298 · $108/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,542
• − Mortgage interest: −$5,316
• − Property taxes: −$1,298
• − Insurance: −$1,141
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,761
• Taxable income: $20
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,492/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: Delaware Community School Corporation
• NCES district ID: 1802660
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 51% ▼ -10.00%
• Median HH income: $54,665
• Composite: 40.72/100
• National rank: #3659
• State rank: #76 of 301 in IN

Livability — Eaton

• Score: 71/100
• State rank: #132
• US rank: #6844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eaton, IN
• County: Delaware · 2,378 people
• Metro: Muncie, IN
• Population (ZIP): 2,378
• Household income: $62,064
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 5.6

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 2% Slovak 1% Scottish 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -12.59%
• Current HPI: 226.7114
• 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

+72.5% since first listed

20 events — show timeline

• 2026-04-30 Pending — IRMLS
• 2026-04-20 Listed $94,900 IRMLS
• 2023-06-20 Sold (MLS) $72,000 MIBOR as Distributed by MLS Grid
• 2023-06-20 Sold (MLS) $72,000 IRMLS
• 2023-05-24 Pending — IRMLS
• 2023-05-24 Pending — MIBOR as Distributed by MLS Grid
• 2023-04-28 Relisted — IRMLS
• 2023-04-28 Relisted — MIBOR as Distributed by MLS Grid
• 2023-04-17 Pending — IRMLS
• 2023-04-17 Pending — MIBOR as Distributed by MLS Grid
• 2023-04-10 Listed $79,900 MIBOR as Distributed by MLS Grid
• 2023-04-10 Listed $79,900 IRMLS
• 2018-06-26 Sold (MLS) $36,000 IRMLS
• 2018-03-01 Listed $42,900 IRMLS
• 2018-01-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2017-07-31 Listed $42,500 MIBOR as Distributed by MLS Grid
• 2017-07-31 Listed $42,500 IRMLS
• 2017-07-19 Listing Removed — MIBOR as Distributed by MLS Grid
• 2017-01-23 Listed $59,900 MIBOR as Distributed by MLS Grid
• 2017-01-19 Listed $55,000 IRMLS

Property tax history

+15.2%/yr

Latest (2024): $1,298 · +8.0% YoY. Source: county tax records.